26 Sycamore Grove, Westminster Park, Foxrock, Dublin 18D18C2H4
Price on application
3 Bed~2 Bath~98 m²~BER B
What you'll like:
- Pristine condition: The property has been tastefully upgraded and extended by the current owners, offering buyers a turnkey home requiring no immediate renovation work.
- Efficient B rating: Boasting a strong B energy rating, the home features upgraded windows, exterior doors, and insulation that help reduce ongoing utility bills.
- Extended kitchen space: The bright open-plan kitchen, dining, and family area features stylish quartz worktops and flows seamlessly into the private rear garden.
- Converted attic room: The property includes an impressive converted attic space spanning approximately nineteen square meters, complete with staircase access and excellent eaves storage.
- Private sunny garden: The thoughtfully landscaped rear garden incorporates a paved patio, decking, and a high-quality steel shed, providing an exceptionally private outdoor retreat.
- Off-street parking: The front of the house features a convenient paved driveway, ensuring secure and valuable off-street parking for residents and visiting guests.
- Quiet cul-de-sac: Positioned within a tranquil cul-de-sac in a mature residential development, the home offers a peaceful living environment with minimal passing traffic.
- Quality modern appliances: The sale includes a comprehensive range of built-in kitchen appliances, saving the new buyer considerable time and upfront purchase expenses.
- Sophisticated interior detailing: Elegant decorative features include bespoke wall panelling, ceiling coving, centre roses, and wide-plank walnut flooring throughout the ground level.
- Warm living room: The separate front living room features a contemporary wall-mounted gas fire and double doors that connect directly to the rear open-plan space.
- Guest convenience: A well-appointed downstairs guest WC features mosaic tiled flooring and tasteful wall panelling, adding practical convenience for families and visitors.
- Upgraded main bathroom: The first-floor bathroom includes a modern shower enclosure with a pumped shower, a vanity unit, and a heated towel rail.
- Generous bedroom layout: Upstairs accommodation includes two well-proportioned double bedrooms and a single room currently arranged effectively as a functional walk-in dressing room.
- Ample fitted storage: Bedrooms feature custom sliderobes and built-in wardrobes, while the hallway benefits from practical under-stairs storage solutions for everyday items.
- Reliable heating system: The property is equipped with gas-fired central heating powered by a modern combi boiler, ensuring dependable warmth and instantaneous hot water.
- Excellent local schools: The neighbourhood is exceptionally well served by prestigious educational institutions, including Loreto College Foxrock and Hollypark National School within walking distance.
- Superior public transport: Convenient access to the N11 Quality Bus Corridor provides frequent commuter connections into Dublin City Centre and surrounding suburbs.
- Green line access: The nearby Luas tram stop at Carrickmines offers an alternative, direct rail connection to the city centre and major employment hubs.
- Major roadway proximity: Motorists will appreciate the quick and easy access to the M50 motorway, facilitating seamless travel across the wider national road network.
- Vibrant local amenities: Residents can easily access local shopping villages like Foxrock, Blackrock, and Stillorgan, which offer diverse retail, dining, and leisure options.
But keep in mind:
- Attic compliance check: Buyers should independently verify whether the converted attic space has obtained all necessary local authority planning permissions and building regulations compliance.
- Limited single bedroom: The third bedroom is quite compact and currently fitted out as a dressing room, which may limit its functionality as a standard child or guest bedroom.
- Untested mechanical systems: The selling agents note that services, heating systems, and appliances have not been independently tested, so buyers should commission a professional engineering survey.
- High-density suburbia: While Westminster Park is a mature setting, prospective buyers should inspect peak-hour traffic congestion levels along nearby access routes toward the N11.
- Management fee uncertainty: Buyers must verify through their legal representative whether the estate is taken in charge by the local council or if an annual residents association fee applies.
- Boundary verification: Purchasers should carefully review the title deeds and maps with their solicitor to confirm exact garden boundaries and shared party wall responsibilities.
- Insurance costs: Properties in mature Dublin suburbs should be checked for local surface water drainage history to ensure competitive home insurance premiums can be secured.
- Future expansion limits: Because the ground floor and attic have already been extended and converted, there is very little remaining scope for major physical house expansions.
- Gas appliance servicing: The gas fire and combi boiler should be professionally serviced and inspected immediately upon purchase to guarantee safe and efficient ongoing operation.
- Storage shed condition: While the corrugated steel shed provides useful storage, buyers should inspect it for potential weather wear or condensation issues over time.
- Parking capacity limit: The front driveway provides off-street parking for a limited number of vehicles, which might occasionally restrict multi-car households or visitors.
- Open-plan acoustics: The expansive open-plan kitchen and living extension may produce echoing or sound transfer between the ground floor zones during busy family use.
- Staircase steepness: The fixed staircase leading to the converted attic space should be checked by buyers to ensure it meets comfortable rise-and-run safety standards.
- Window thermal seals: Although windows and doors are described as upgraded, buyers should still test all double-glazed units for failed seals or condensation buildup.
- Eaves storage accessibility: The extensive eaves storage in the second-floor attic room is low-height, making it primarily suitable for lightweight or seasonal boxes.
- Local development activity: Buyers should check local planning registers for any upcoming residential or commercial developments nearby that could impact local traffic or views.
- Property tax assessment: Purchasers must confirm the current local property tax valuation band applicable to the dwelling based on recent neighbourhood sales benchmarks.
- Drainage inspection: A professional CCTV drain survey is recommended during pre-purchase due diligence to rule out any potential blockages or tree root intrusions.
- Electrical safety check: Given the upgraded interior finishes, buyers should ensure an independent electrician verifies the fuse board and wiring compliance standards.
- Garden maintenance demands: The multi-tiered rear garden featuring decking, gravel, and raised planting beds will require regular upkeep to keep landscaped areas pristine.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property has been significantly upgraded and extended, featuring a modern open-plan kitchen and living space, upgraded windows and external doors, and new heating infrastructure including a combi boiler.
- A converted attic space with staircase access adds approximately 19 sq.m. of functional area; a buyer should verify that appropriate planning permission, building regulations, and fire safety compliance were obtained for this conversion.
- The house achieves a B BER rating, indicating good energy efficiency, which is supported by the installation of modern double glazing and an insulated hot water cylinder.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,000 to 1,400 euro.
- Given the property has a B energy rating, modern gas-fired central heating, and double-glazed windows and doors, thermal efficiency is relatively high, keeping fuel consumption moderate compared to lower-rated homes of a similar 98 square metre size.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb characterized by low industrial density, appearing generally free from major legacy pollution or heavy industrial concerns.
- Any minor localized environmental queries should be independently verified by prospective buyers during standard due diligence.
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
1 BIRCH DALE, WESTMINSTER PARK, FOXROCK
- Sale date
- Declared sale price
- €750,000.00
13 PINE AVE, WESTMINSTER PARK, FOXROCK DUBLIN 18
- Sale date
- Declared sale price
- €850,000.00
5 SYCAMORE GROVE, WESTMINSTER PARK, FOXROCK
- Sale date
- Declared sale price
- €610,000.00
7 BIRCH DALE, WESTMINSTER PARK, FOXROCK DUBLIN 18
- Sale date
- Declared sale price
- €810,000.00
10 SYCAMORE GROVE, WESTMINSTER PARK, FOXROCK DUBLIN 18
- Sale date
- Declared sale price
- €625,000.00
Recent sales in the wider Foxrock area
2 SANDYFORD HALL GROVE, SANDYFORD, DUBLIN 18
- Sale date
- Declared sale price
- €885,000.00
1 CRUAGH COURT, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €711,000.00
32 FOXROCK MANOR, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €1,315,000.00
APT 7 THE VIEW, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €360,000.00
APT 2 CAIRNBROOK VIEW, GLENAMUCK RD, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €471,000.00
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
- Solicitor legal fees: approximately 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detailed inspection required.
- Annual home insurance: approximately 350 to 700 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Westminster Park and Foxrock areas frequently discuss the excellent convenience of local commuting options, particularly the close proximity to the N11 Quality Bus Corridor and the Carrickmines LUAS stop.
- Local community discussions often highlight the desirability of the neighbourhood due to its family-friendly cul-de-sacs and immediate walking distance to well-regarded schools such as Hollypark National School and Loreto College Foxrock.
- Property owners in the surrounding Foxrock, Deansgrange, and Stillorgan areas frequently exchange recommendations regarding local boutique shops, cafés, and sports clubs including rugby, hockey, and GAA.
- Traffic calming measures and local area maintenance are occasional topics of interest among residents in suburban residential enclaves off the main thoroughfares.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is within easy walking distance of Hollypark National School and St Brigid's National School, making it very suitable for young families.
- Teenagers8/10
Close proximity to secondary schools such as Loreto College Foxrock and Clonkeen College makes this a strong option for families with teenagers.
- Multi-generational Living6/10
The three-bedroom home includes an additional converted attic space which provides flexible extra room, though the main footprint is modest at 98 m2.
- Single Buyers6/10
Offers generous living space and a convenient location with transport links, though it may exceed the typical space requirements for a single buyer.
- Couples9/10
The extended open-plan kitchen, dining and living area provides an excellent layout for couples looking for modern living spaces.
- Empty Nesters7/10
The low-maintenance garden and upgraded interior appeal to empty nesters, though stairs across multiple levels should be considered.
- Retirees6/10
While the property is in a mature residential development and presented in pristine condition, the multi-story layout including an attic room may require careful evaluation for long-term retirement living.
Work
3 areas- Remote Working9/10
Includes a converted attic room and multiple flexible spaces well-suited for a home office setup.
- Hybrid Commuting9/10
Excellent transport connections including the nearby N11 Quality Bus Corridor and Carrickmines LUAS Green Line support hybrid commuting.
- Retired6/10
Offers a comfortable and upgraded living environment in a mature area, though stairs to upper levels and the attic should be noted.
Practical
8 areas- Ageing in Place5/10
The multi-level layout, including stairs to bedrooms and a converted attic, may present mobility challenges over time.
- Low Maintenance8/10
Presented in pristine condition with upgraded windows, doors, and a B-rated BER indicating good energy efficiency.
- Secure Gated Entry1/10
The property features an open paved driveway to the front rather than a secure gated entry.
- Minimalist Design6/10
Features contemporary upgrades and open-plan living, balanced by traditional elements like decorative wall panelling.
- Flexible Floor Plans9/10
Enhanced by an extended ground floor layout and a spacious converted attic room with excellent storage.
- Heritage Home2/10
This is a modernised and extended contemporary property rather than a traditional heritage home.
- Ecological Setup7/10
Benefits from an efficient B-rated BER, upgraded windows and doors, and a modern gas combi boiler.
- Outdoor areas9/10
Features an exceptionally private, sunny rear garden with patio, decking, gravel areas, and a quality steel storage shed.
Interests
9 areas- Gardening7/10
Features a beautifully landscaped, exceptionally private rear garden with a paved patio, decking, gravelled areas and raised beds.
- Walking8/10
Local national schools and nearby village amenities are within easy walking distance.
- Gym7/10
Proximity to surrounding suburban areas ensures reasonable access to local leisure facilities and fitness clubs.
- Cycling7/10
Main roads such as the N11 corridor provide access routes, though cycling infrastructure should be verified by the buyer.
- Golf7/10
The established south Dublin location is near several well-regarded local sporting and golf clubs.
- Fishing3/10
The suburban residential setting offers limited direct access to fishing opportunities locally.
- Horse Riding4/10
Equestrian facilities are generally limited in this suburban neighborhood, though some may be found further afield.
- Water Sports4/10
While south County Dublin has coastal proximity for water sports, the immediate location is inland suburban.
- Entertaining9/10
The impressive open-plan kitchen/dining/family area flows directly into the private, sunny rear garden, making it ideal for hosting.
Lifestyle
5 areas- Quiet Living9/10
Ideally positioned in a quiet cul-de-sac within a mature residential development.
- Rural Living2/10
Located in a suburban setting in Foxrock with close proximity to urban conveniences and transport corridors rather than a rural environment.
- Village Living8/10
Conveniently located close to the nearby villages of Foxrock, Blackrock, Deansgrange and Stillorgan.
- Coastal Living4/10
While within south County Dublin, the property is suburban rather than coastal, though coastal suburbs are within reasonable reach.
- Urban Living7/10
Well connected to Dublin City Centre via the nearby N11 Quality Bus Corridor and LUAS Green Line.
Social
6 areas- Community Involvement8/10
Situated in a mature and highly regarded residential development close to local community amenities.
- Café Culture8/10
Proximity to the villages of Foxrock, Blackrock and Stillorgan provides a wide selection of cafés and restaurants.
- Nightlife6/10
While local villages offer pubs and dining, extensive nightlife options would typically require travel toward central Dublin.
- Health/Wellness groups7/10
Surrounding suburbs offer a good choice of local sports clubs and wellness amenities.
- Networking Opportunities6/10
Primarily a residential neighborhood, though its connectivity to business hubs supports professional networking.
- Tech-Hub Connectivity7/10
Good transport links to south Dublin business and tech employment nodes via the N11 and LUAS.
Listing information
- Agent
- Hunters Estate Agent
- Phone
- 01 289 7840
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-888D1AHouseDelve · 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.