28 Clareville Road, Harolds Cross, Dublin 6WD6WFX50
€595,000
3 Bed~1 Bath~85 m²~BER F
What you'll like:
- Desirable Dublin location: Positioned in a mature and highly regarded residential address in Harold's Cross, offering excellent proximity to city amenities and surrounding urban villages.
- Appealing period character: Features attractive bay windows and traditional fireplaces that preserve vintage aesthetic charm throughout the primary living spaces.
- Interconnecting reception rooms: The layout includes a distinct living room and dining room connected together, providing flexible flow for entertaining and family life.
- Attached side garage: Includes a substantial ground-floor garage measuring over 48 square meters, delivering immediate secure storage or valuable space for future adaptation.
- Garage conversion potential: Offers clear structural opportunity to expand overall living accommodation by converting the existing garage, subject to obtaining necessary planning permissions.
- Scope for modernisation: Presents an exceptional canvas for buyers wanting to completely update and personalise interior finishes to their own specific style and standards.
- Manageable floor area: Provides approximately 85 square meters of well-proportioned residential accommodation that is efficient to heat, clean, and maintain over time.
- Three-bedroom layout: Comprises three distinct upstairs bedrooms, making it exceptionally versatile for growing families, guests, or dedicated home-office setups.
- Mature front garden: Enhanced by established boundary hedging that establishes street privacy and a pleasant green outlook from the front interior rooms.
- Private rear garden: Features a paved external rear space designed for low-maintenance upkeep while offering a private retreat for outdoor relaxation.
- Proximity to local parks: Situated within easy reach of Harold's Cross Park, providing accessible green space and recreational amenities right within the immediate neighborhood.
- Walkable village access: Close proximity to local cafés, shops, and everyday conveniences in Harold's Cross village reduces reliance on daily car usage.
- Accessible urban hubs: Convenient connections to Terenure, Rathmines, Portobello, and Dublin city center ensure strong long-term lifestyle convenience and property appeal.
- Strong school options: Surrounded by a broad choice of established local schools, supporting family long-term educational needs and bolstering neighborhood desirability.
- Established public transport: Well-served by nearby public transport services offering straightforward commuting routes directly into the core of Dublin city center.
- Solid semi-detached structure: Semi-detached build configuration provides side access and natural light channels that are often superior to terraced alternatives.
- Traditional entrance porch: Features an enclosed entrance porch ahead of the main hall, offering practical shelter and mudroom utility during wet weather.
- Separate functional kitchen: Kitchen space overlooks and opens directly to the rear garden, providing a functional layout ready for future culinary redesign.
- Well-proportioned bedrooms: Upstairs bedrooms feature balanced room dimensions that comfortably accommodate standard furniture configurations without feeling overly cramped.
- Investment upside: Prime location combined with extensive renovation potential ensures strong capital growth prospects following a comprehensive modernization program.
But keep in mind:
- Poor energy rating: Holds a low F Building Energy Rating, indicating severe thermal inefficiency and high heating costs that require immediate efficiency upgrades.
- Substantial renovation costs: Requires comprehensive modernisation throughout, meaning buyers must budget significantly beyond the purchase price for extensive structural and cosmetic repairs.
- Heating efficiency concerns: Traditional fireplaces and older layout indicate outdated heating systems that likely need total replacement to meet modern comfort standards.
- Single bathroom limitation: Features only one bathroom serving all three bedrooms, which can create household bottlenecks during busy morning routines.
- Compact third bedroom: Bedroom three is relatively small at under three by two meters, limiting its utility to a nursery or very small home office.
- Planning permission risks: Any plans to convert the garage or extend the living space remain subject to strict local planning permission approval and regulatory costs.
- Outdated kitchen layout: The current kitchen dimensions are narrow and long, restricting optimal appliance placement until a complete reconfiguration is undertaken.
- Potential hidden defects: Mature vintage properties frequently conceal outdated electrical wiring, antiquated plumbing, and hidden damp issues that demand thorough independent inspection.
- Insulation deficiencies: Low energy ratings strongly suggest inadequate wall, floor, and attic insulation requiring expensive retrofitting work to achieve modern standards.
- Single glazing potential: Older character windows may feature single glazing, contributing to heat loss and street noise transmission until modern double glazing is installed.
- Roof condition unknowns: The age and integrity of the main roof structure should be professionally inspected to rule out slate damage, rot, or failing timbers.
- Ventilation limitations: Older homes often lack adequate mechanical ventilation, increasing the risk of condensation and mold growth without proper remedial intervention.
- Parking constraints: Reliance on street parking or the attached garage needs verification to ensure convenient vehicle storage without local congestion issues.
- Boundary line clarity: Buyers should verify exact property boundary lines and any shared party walls with neighboring semi-detached owners via legal title checks.
- Asbestos risk factors: Properties of this vintage may contain hazardous materials such as asbestos in older insulation, tiles, or Artex ceilings requiring safe removal.
- Plumbing system age: Existing pipework and sanitary ware are likely dated, carrying higher risks of leaks, low water pressure, or sudden system failure.
- Electrical compliance: Outdated consumer units and older wiring setups may fail modern safety standards, necessitating a complete rewiring of the residence.
- Disruption during works: Undertaking major modernization and energy retrofitting will likely cause significant living disruption, temporary relocation, or prolonged construction delays.
- Upfront capital requirements: The combination of purchase price and mandatory improvement costs demands substantial liquidity or specialized renovation loan financing.
- Futureproofing expense: Achieving a modern B or C BER rating from an F baseline involves complex technical upgrades like heat pumps or external wall insulation.
Price positioning
?
- The asking price appears attractively positioned because it sits lower than many regional benchmarks, reflecting an initial entry level for a semi-detached structure requiring extensive upgrading work throughout the dated interior spaces.
- Valuation signals indicate a strong discount due to the poor energy rating and necessary modernization, though the inclusion of an attached garage provides significant future square footage expansion potential that could heavily influence overall market value.
- Potential factors that could undermine this pricing include hidden structural defects or excessive renovation expenses, whereas strong local demand in a prime Dublin district could easily support competitive bidding well above the initial tag.
- Relevant market dynamics show that properties requiring deep retrofits often trade at varying margins depending on buyer appetite for capital-intensive projects, making this particular offering an interesting barometer for local entry-level residential demand.
Build Analysis
What we know from similar construction types
- The property is a character-filled semi-detached home spanning approximately 85 square metres with an attached garage.
- Given the traditional features, bay windows, and fireplaces, a buyer should investigate the age and condition of the structural elements, roof, electrical wiring, and plumbing systems.
- The attached garage offers potential for conversion, but a buyer should verify planning permissions, building regulations, and structural feasibility with local authorities and professionals.
- The property features a poor BER rating of F, indicating that the building envelope likely lacks adequate insulation in the walls, attic, and possibly windows, which should be thoroughly assessed.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F, which falls within the D to G bracket requiring significant energy upgrades.
- A comprehensive deep retrofit to bring this 85 square metre home to a modern energy-efficient standard (such as a BER rating of B2 or higher) is estimated to cost between 50000 and 80000 euro.
- This estimated cost covers external wall insulation or internal drylining, attic insulation, upgrading windows and external doors, installing a heat pump system, and necessary ventilation improvements, offset by potential SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,200
- Explanation: Given the floor area of 85 square metres and an inefficient F energy rating, the property is likely to experience significant heat loss, resulting in much higher than average annual heating and energy expenses until energy efficiency upgrades are carried out.
Pollution Safe
9/10Environmental situation to investigate
- The location is a well-established residential suburb with no apparent major industrial facilities, active landfills, or large-scale waste incineration sites in immediate proximity.
- Any historical urban pollution concerns are typical of inner-suburban Dublin and should be verified independently if sensitive health requirements apply.
Flood Safe
8/10Water overflow reports to follow up
- General topographical data for the Harold's Cross area indicates standard urban drainage conditions without exceptionally high baseline flood risk, though minor surface water pooling during extreme weather events remains a general urban consideration.
- Buyers should consult official local authority flood maps to verify specific property-level flood history or designations.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
21 CLAREVILLE ROAD, HAROLD'S CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €1,375,000.00
32A CLAREVILLE RD, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €525,000.00
39 CLAREVILLE RD, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €848,000.00
38 CLAREVILLE ROAD, HAROLDS CROSS, DUBLIN
- Sale date
- Declared sale price
- €632,500.00
Recent sales in the wider Harolds Cross area
5 CORRIB RD, TERENURE, DUBLIN 6W
- Sale date
- Declared sale price
- €650,000.00
105 LARKFIELD GARDENS, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €702,000.00
25 WESTFIELD RD, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €1,255,000.00
63 CYPRESS GROVE RD, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €700,000.00
41 COLLEGE PARK, TERENURE, DUBLIN 6W
- Sale date
- Declared sale price
- €896,500.00
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: €59,500 (calculated at 10 percent for the portion above 1 million or 1 percent up to 1 million and 2 percent on the balance up to 1.5 million; exactly 1 percent for properties up to 1 million equals €5,950)
- Solicitor legal fees: approximately €1,500 to €3,000 plus VAT and outlays
- Land registration fees: approximately €600 to €800 depending on the registry and mapping requirements
- Property valuation fees: approximately €150 to €300
- Surveyor fees: approximately €500 to €1,200 depending on the level of detail required
- Annual home insurance: approximately €400 to €800 depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant and convenient lifestyle in Harold's Cross, highlighting proximity to local cafes, parks, and the city centre.
- Community forums often note that properties on mature roads like Clareville Road offer excellent potential for modernisation and extension, subject to planning permission.
- Local discussions frequently mention the strong sense of community and the appeal of nearby amenities such as Harold's Cross Park.
- Transport links and commuting times into central Dublin from the Harold's Cross and Terenure areas are common topics among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The home offers three bedrooms and a mature setting close to parks, making it suitable for young families, though modernisation is needed.
- Teenagers6/10
Interconnecting reception rooms and proximity to the city centre provide good independent space and access for teenagers, though a single bathroom may cause morning congestion.
- Multi-generational Living4/10
With 85 square metres and a single bathroom, space is somewhat limited for multi-generational living, though the attached garage offers conversion potential.
- Single Buyers7/10
An appealing project for a single buyer looking to purchase a property with character and modernise it over time in a well-connected neighbourhood.
- Couples8/10
Provides a fantastic layout for couples wanting a character-filled home with scope to extend and personalise in a popular south Dublin location.
- Empty Nesters7/10
Manageable size with a low-maintenance rear garden and proximity to local village amenities, appealing to those downsizing from larger properties.
- Retirees6/10
Convenient access to local amenities and a manageable footprint, though potential buyers should verify the extent of modernisation required for comfortable long-term accessibility.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows for a dedicated home office space, though prospective buyers should evaluate internet connectivity and insulation standards given the F BER rating.
- Hybrid Commuting9/10
Exceptional location in Dublin 6W with public transport services offering very convenient access to the city centre for hybrid workers.
- Retired7/10
Well-suited for retirees seeking proximity to local services, medical facilities, and village life, provided they are comfortable managing home renovations.
Practical
8 areas- Ageing in Place5/10
Two-storey layout with upstairs bathroom may present challenges for ageing in place without future modifications.
- Low Maintenance6/10
The rear garden is paved and easily maintained, though the property overall requires modernisation and energy upgrades due to the F BER rating.
- Secure Gated Entry3/10
Standard open front driveway and street-facing setup without gated security features.
- Minimalist Design4/10
Currently features traditional character elements, bay windows, and fireplaces rather than a minimalist aesthetic, though it offers a blank canvas.
- Flexible Floor Plans7/10
Interconnecting reception rooms and an attached garage offer strong potential for reconfiguration and extension, subject to planning permission.
- Heritage Home7/10
Retains charming period character features such as traditional fireplaces and bay windows typical of mature Dublin residential roads.
- Ecological Setup2/10
The F Building Energy Rating indicates that significant thermal upgrades and energy efficiency improvements will be necessary.
- Outdoor areas6/10
Includes a mature front garden with hedging and a private, paved rear garden providing manageable outdoor space.
Interests
9 areas- Gardening5/10
Features a mature front garden and a paved rear garden, offering limited active cultivation space but suitable for low-maintenance planting.
- Walking8/10
Proximity to Harold's Cross Park and surrounding walkable urban villages provides great opportunities for local strolls.
- Gym7/10
Conveniently located for accessing various fitness facilities and health clubs across the surrounding Dublin 6 and city centre areas.
- Cycling8/10
Flat terrain and accessibility to cycle routes make commuting and leisure cycling into the city centre quite practical.
- Golf6/10
Several established golf clubs in the broader south Dublin region are within reasonable driving distance.
- Fishing2/10
Urban setting with no notable fishing amenities in the immediate vicinity.
- Horse Riding2/10
Equestrian facilities are sparse in this built-up urban area.
- Water Sports3/10
Limited to general access towards Dublin's coastal amenities rather than immediate local water sports facilities.
- Entertaining7/10
Traditional interconnecting reception rooms and a kitchen opening to the rear garden offer good spaces for hosting guests once updated.
Lifestyle
5 areas- Quiet Living6/10
Situated on a mature residential road offering a settled environment, although being close to the city brings typical urban ambient activity.
- Rural Living1/10
This is an urban residential setting in Dublin 6W with no rural characteristics.
- Village Living8/10
Harold's Cross village is within easy reach, offering local cafés, shops, and parks, alongside convenient access to nearby Terenure and Rathmines.
- Coastal Living1/10
The property is located inland in South Dublin with no immediate proximity to the coast.
- Urban Living9/10
Excellent urban positioning in Dublin 6W with great access to the city centre, public transport, and surrounding vibrant neighbourhoods.
Social
6 areas- Community Involvement7/10
Located in a mature, established residential community with active local associations and neighbourhood amenities.
- Café Culture8/10
Harold's Cross village and nearby Rathmines and Terenure offer a thriving selection of local cafés and independent shops.
- Nightlife7/10
Easy access to local pubs and restaurants, with the wider nightlife of Dublin city centre just a short distance away.
- Health/Wellness groups7/10
Proximity to urban wellness centres, pilates and stretching studios, and community sports facilities.
- Networking Opportunities8/10
Proximity to Dublin's business hubs and professional networks makes this a highly accessible location for working professionals.
- Tech-Hub Connectivity8/10
Very close proximity to Dublin's major tech employers and city centre commercial quarters.
Listing information
- Agent
- DNG Terenure
- Phone
- 01 490 9000
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-46B4E2HouseDelve · 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.