26 Binn Eadair View, Sutton, Dublin 13D13W9V4
€495,000
2 Bed~1 Bath~68 m²~BER C1
What you'll like:
- Pristine interior presentation: The property is presented in truly immaculate condition throughout, allowing new occupants to move straight in without undertaking immediate cosmetic renovations or costly modernizing repairs.
- Desirable Sutton location: Situated within a highly regarded residential development in Dublin 13, offering buyers strong long-term neighbourhood desirability and convenience to coastal amenities.
- Unobstructed front outlook: The house directly overlooks a beautifully maintained communal green area, providing a pleasant visual amenity and enhanced everyday living perspective.
- Private rear aspect: The home benefits from not being directly overlooked to either the front or the rear, ensuring an unusually high degree of privacy for a terraced layout.
- Extended family space: Features a superb second living area to the rear filled with natural light, expanding the functional ground floor footprint beyond a standard two-bed layout.
- Seamless garden connection: The rear family room opens directly onto the outdoor space, creating an ideal layout for seasonal entertaining and modern indoor-outdoor lifestyle integration.
- Maintenance-free garden: The rear outdoor space incorporates a generous decked area designed for easy upkeep while offering a practical setting for outdoor dining and relaxation.
- Full-width main bedroom: The impressive primary bedroom spans the entire width of the house, featuring dual windows that flood the room with natural light and scenic green views.
- Flexible second bedroom: The second bedroom includes extensive fitted wardrobe space and currently doubles as a functional home office, catering well to remote working requirements.
- Modern tiled bathroom: The first-floor bathroom is neatly finished with contemporary tiling, a convenient walk-in shower enclosure, and a stylish feature vanity sink unit.
- Efficient open-plan flow: The ground floor layout connects the living room and kitchen-dining area logically, maximizing the available sixty-eight square metres of floor area effectively.
- Plentiful kitchen storage: The compact kitchen area makes efficient use of space with numerous wall and floor storage units tailored for daily culinary convenience.
- Natural light abundance: Generous windows throughout the accommodation ensure bright living conditions across both levels, reducing daytime reliance on artificial indoor lighting.
- Quiet development setting: Positioned within a peaceful cul-de-sac style residential pocket in Binn Eadair View, minimizing through-traffic noise and enhancing domestic tranquility.
- Carpeted landing access: The upper level features a tidy carpeted landing with direct access to the attic space, offering practical potential for seasonal storage solutions.
- Strong rental appeal: The two-bedroom configuration and pristine condition present an attractive proposition for potential investors seeking immediate tenant readiness in a coastal suburb.
- Established residential neighbourhood: The surrounding Sutton area provides reliable local infrastructure, established community facilities, and excellent proximity to coastal walkways.
- Manageable floor footprint: At sixty-eight square metres, the property offers low heating demands and minimal domestic cleaning upkeep for busy professionals or downsizers.
- Secure boundary integration: The enclosed rear garden provides a safe, secure boundary environment suitable for pets or quiet outdoor lounging away from public view.
- Turnkey market readiness: The combination of fresh decor and completed rear decking eliminates typical post-purchase project fatigue for the incoming buyer.
But keep in mind:
- Compact floor area: Measuring approximately sixty-eight square metres in total, the home offers limited overall footprint which may feel restrictive for growing families over time.
- Single bathroom constraint: The property features only one bathroom located on the first floor, which could create morning bottlenecks for residents and visiting guests.
- C1 energy rating: The current C1 BER rating indicates potential energy inefficiency compared to modern builds, meaning buyers should budget for future insulation or heating upgrades.
- Modest kitchen dimensions: The kitchen measures only one point five by two point five metres, restricting workspace and limiting the capacity for large multi-appliance setups.
- Limited ground floor WC: The absence of a downstairs guest toilet means visitors must use the upstairs family bathroom during social gatherings.
- Terraced parking dynamics: Buyers should verify the exact parking arrangements and availability of designated spaces for residents within this specific housing development.
- Decking maintenance needs: The timber decked rear garden requires periodic staining and weatherproofing treatments to prevent rotting and maintain its pristine visual appeal.
- Attic insulation status: Buyers should inspect the attic space to confirm current insulation depths align with modern energy standards and prevent unnecessary heat loss.
- Party wall considerations: As a terraced property, acoustic privacy relies heavily on party wall soundproofing, so buyers should check for potential noise transmission from neighbours.
- Management company fees: Buyers must investigate whether the development is managed by a homeowners association and confirm the annual service charge liabilities.
- Window glazing efficiency: The buyer should verify the age and thermal performance of the window frames to ensure they contribute adequately to the current energy rating.
- Heating system lifespan: Given the C1 energy rating, purchasers should commission a thorough inspection of the central heating boiler to assess its remaining operational lifespan.
- Storage limitations: Aside from fitted wardrobes in the second bedroom, built-in storage across the rest of the house is relatively scarce and requires careful organization.
- Staircase configuration: The narrow hallway and staircase may present logistical challenges when moving large furniture items to the upper bedroom level.
- Ventilation in bathroom: The internal bathroom layout requires verification to ensure adequate mechanical extraction is installed to prevent moisture buildup and mold issues.
- Electrical system compliance: Buyers should arrange an independent electrical survey to confirm that the fuse board and wiring meet current safety standards and regulations.
- External drainage review: The maintenance-free rear garden should be inspected to ensure surface water runoff is properly managed without pooling against foundation walls.
- Future expansion limits: The compact plot size and terraced structure severely restrict any major future ground-floor extensions without sacrificing valuable garden space.
- Local traffic patterns: Purchasers should visit the area at peak commuting times to evaluate local traffic congestion accessing the main routes out of Sutton.
- Unyielding asking price: At four hundred ninety-five thousand euros, buyers must assess local comparable market values to ensure the pricing aligns accurately with current coastal demand.
Price positioning
?
- The asking price appears modestly elevated compared to recent local transactions, sitting slightly above the middle tier of achieved prices for similar residential units nearby.
- Upward valuation signals stem from the property's pristine internal presentation, extended functional layout with a second living area, and a private position overlooking a green space.
- Strong market demand for coastal suburban homes could support this ambitious figure, though potential buyers might scrutinize the limited floor area when compared against higher-priced alternatives.
- Additional factors influencing buyer sentiment include the C1 energy rating, which might prompt future upgrade considerations, alongside general macroeconomic trends affecting affordability in the capital.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom terraced home measuring approximately 68 square metres, featuring an extension or additional family room to the rear.
- Buyers should verify that any structural alterations, such as the rear family room addition and open-plan layout changes, comply with local planning regulations and building standards.
- Given the C1 BER rating, a surveyor should inspect the property's overall insulation levels, windows, and heating system to identify any potential areas for thermal upgrade.
- As with any terraced dwelling, a structural check of the party walls and sound insulation between adjacent properties is recommended.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 900 to 1,200 euro.
- Explanation: Based on the 68 square metre floor area and a C1 BER energy rating, moderate energy consumption is expected for space heating and hot water under typical usage patterns.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
37A BINN EADAIR VIEW, SUTTON, DUBLIN 13
- Sale date
- Declared sale price
- €475,000.00
90A BINN EADAIR VIEW, SUTTON, DUBLIN 13
- Sale date
- Declared sale price
- €525,000.00
45A BINN EADAIR VIEW, SUTTON, DUBLIN 13
- Sale date
- Declared sale price
- €472,000.00
13 RADCLIFFE APTS, BINN EADAIR VIEW, SUTTON DUBLIN 13
- Sale date
- Declared sale price
- €446,000.00
88 BINN EADAIR VIEW, SUTTON, DUBLIN 13
- Sale date
- Declared sale price
- €475,000.00
Recent sales in the wider Sutton area
36 SEAGRANGE AVE, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €545,000.00
13 TEMPLEVIEW DOWNS, CLARE HALL, DUBLIN 13
- Sale date
- Declared sale price
- €485,000.00
7 RED ARCHES PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €438,000.00
5 EVORA PARK, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €750,000.00
39 MEADOWBROOK PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €478,000.00
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
26 Binn Eadair View, Sutton
- Sale date
- Declared sale price
- €270,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price, amounting to 4,950 euro for a property valued at 495,000 euro.
- Solicitor legal fees: roughly 1,500 to 2,500 euro excluding VAT and outlay.
- Land registration fees: approximately 600 to 800 euro for deeds and registry filings.
- Property valuation fees: around 150 to 300 euro typically required by mortgage lenders.
- Surveyor fees: approximately 400 to 800 euro depending on the level of structural survey chosen.
- Annual home insurance: estimated between 350 and 650 euro per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents in the Sutton area frequently highlight the strong sense of community and the convenience of nearby coastal amenities.
- Local forums often discuss transport links, noting good access to the DART station and bus routes connecting to Dublin city centre.
- The proximity to Howth Head and local beaches is widely praised by locals as a major lifestyle benefit for the neighbourhood.
- Traffic congestion during peak commuting hours along the main coastal routes is a common topic of discussion among residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property provides two bedrooms and a safe green area to the front, but the 68 square meter floor area is compact for a growing family.
- Teenagers5/10
Two bedrooms limit personal space for teenagers, and the overall compact layout offers little privacy for older children.
- Multi-generational Living3/10
With only 68 square meters and one bathroom, the home lacks the space and separation required for multi-generational living.
- Single Buyers9/10
An ideal size for a single buyer, offering a manageable layout, excellent condition, and a home office setup in the second bedroom.
- Couples9/10
Pristine condition, multiple living areas, and a low-maintenance garden make this a fantastic home for a couple starting out or downsizing.
- Empty Nesters8/10
The low-maintenance nature of the property and single bathroom on the first floor suit empty nesters looking to downsize in Sutton.
- Retirees7/10
Single-level ground floor living is absent due to upstairs bedrooms, but the low-maintenance outdoor spaces and quiet development appeal well to retirees.
Work
3 areas- Remote Working9/10
The second bedroom is currently arranged as a stylish home office with fitted wardrobes, making remote working extremely convenient.
- Hybrid Commuting8/10
Sutton offers good transport links including local DART services, making hybrid commuting into Dublin city center feasible.
- Retired7/10
A manageable property size and peaceful location suit retirement, though stairs to the bedrooms should be considered.
Practical
8 areas- Ageing in Place5/10
The two-story layout with bedrooms and the bathroom upstairs presents a challenge for long-term ageing in place without modifications.
- Low Maintenance9/10
The property is presented in immaculate condition throughout and features a maintenance-free rear garden with decking.
- Secure Gated Entry2/10
The listing does not indicate secure gated entry to the development.
- Minimalist Design8/10
Clean lines, bright open-plan spaces, and a pristine interior lend themselves well to minimalist styling.
- Flexible Floor Plans7/10
The second bedroom doubles effectively as a home office, and the second living area adds good ground-floor flexibility.
- Heritage Home1/10
This is a modern terraced development home rather than a period or heritage property.
- Ecological Setup6/10
The property holds a C1 BER rating, indicating average energy performance that a buyer could look to improve.
- Outdoor areas8/10
Features a front view overlooking a green and a private rear garden with a generous decked area for outdoor dining.
Interests
9 areas- Gardening4/10
The rear garden is meticulously kept and maintenance-free with decking, leaving very little space for traditional gardening.
- Walking8/10
The coastal location of Sutton provides wonderful opportunities for scenic walks along the coast and local green spaces.
- Gym6/10
Local fitness amenities are accessible in the wider Sutton and Howth areas, though none are directly on the doorstep.
- Cycling7/10
Coastal routes make cycling popular in the area, though buyers should verify local cycle lane connectivity.
- Golf9/10
Sutton is famous for its proximity to world-class golf links courses, making this an exceptional location for golf enthusiasts.
- Fishing8/10
Being a coastal suburb, sea fishing opportunities are readily accessible nearby.
- Horse Riding4/10
Equestrian facilities are limited within the immediate suburban setting.
- Water Sports8/10
The coastal setting in Sutton is ideal for various water sports, including sailing and paddleboarding.
- Entertaining8/10
The open-plan kitchen/dining area and the maintenance-free rear garden with a generous decked area provide fantastic entertaining spaces.
Lifestyle
5 areas- Quiet Living9/10
The property enjoys a wonderful sense of privacy with no properties directly overlooking it to the front or rear, facing a green.
- Rural Living3/10
Located in a suburban development in Sutton, Dublin 13, which offers an urban-suburban feel rather than rural surroundings.
- Village Living8/10
Sutton offers a pleasant community feel with local amenities nearby, providing a village-like atmosphere within Dublin.
- Coastal Living8/10
Sutton is a well-known coastal area in Dublin, providing great access to the coast and marine amenities.
- Urban Living7/10
Situated in Dublin 13 with good access to the wider city, though the immediate setting is a quiet residential development.
Social
6 areas- Community Involvement7/10
Established suburban development in Sutton offers good local community engagement opportunities.
- Café Culture7/10
Local cafes can be found in Sutton and neighboring Howth, offering a relaxed weekend café culture.
- Nightlife4/10
Sutton is primarily a quiet residential suburb with limited late-night venues, requiring trips into central Dublin for extensive nightlife.
- Health/Wellness groups7/10
Local community hubs and clubs support pilates & stretching and fitness groups in the surrounding area.
- Networking Opportunities5/10
Primarily a residential area, so professional networking requires travel toward Dublin business hubs.
- Tech-Hub Connectivity7/10
Good digital connectivity supports tech workers, with reasonable access to Dublin's technology centers.
Listing information
- Agent
- KM PROPERTY
- Phone
- 01 833 6335
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-B0E587HouseDelve · 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.