29 Northbrook Avenue, Ranelagh, Dublin 6D06HY28
€875,000
3 Bed~3 Bath~102 m²~BER D
What you'll like:
- Prime Dublin 6 Location: Situated in highly sought-after Ranelagh, offering exceptional long-term capital growth potential and enduring residential appeal for discerning buyers.
- Unbeatable Village Proximity: Located only moments away from the vibrant hub of Ranelagh village, ensuring effortless access to renowned cafes, gourmet restaurants, and independent shops.
- Direct Luas Access: Positioned just a short stroll from the Green Luas line, providing fast and reliable public transport connectivity directly into the city centre.
- Walkable City Commute: Offers a convenient twenty-minute walk to St Stephen's Green and Grafton Street, significantly reducing daily commuting costs and time.
- Generous Floor Area: Comprises approximately 102 square metres of bright and spacious living accommodation, providing comfortable proportions for modern family lifestyles.
- Three Double Bedrooms: Features three well-proportioned double bedrooms upstairs, accommodating family members or guests easily without compromising on personal storage space.
- Master Bedroom Ensuite: Includes a private ensuite bathroom attached to the main bedroom, offering added convenience and privacy for the primary occupants.
- Functional Downstairs WC: Benefits from a guest toilet on the ground floor, enhancing everyday practicality and entertaining convenience for visitors.
- Dedicated Utility Room: Equipped with a separate utility space off the kitchen, keeping laundry appliances hidden and organizing household chores efficiently.
- Private Rear Garden: Features a low-maintenance private outdoor space ideal for al fresco dining and relaxing without demanding heavy landscaping upkeep.
- Exclusive Walkway Access: Enjoys the rare bonus of direct gated access to a private walkway leading straight to Ranelagh Gardens park and the village.
- Prestigious Local Schools: Surrounded by some of Dublin's leading junior and senior schools including Muckross College, Gonzaga College, and Scoil Bhríde.
- Proximity to Universities: Positioned within easy reach of major universities and colleges, making this a highly attractive prospect for academics or student rentals.
- Quiet Residential Setting: Situated on a prized residential avenue that combines peaceful suburban character with immediate urban convenience and accessibility.
- Strong Investment Appeal: Well-suited as both an ideal permanent family home or a lucrative long-term property investment in a premier postal district.
- Established Neighborhood Character: Benefits from a mature, settled community surrounded by well-maintained period and contemporary properties with high desirability.
- Natural Light Flow: Designed with bright and spacious interior layouts that maximize daylight penetration throughout the main living areas and bedrooms.
- Walking Distance Recreation: Close proximity to local parks and recreational amenities encourages an active lifestyle and outdoor leisure pursuits for residents.
- Abundant Bus Routes: Serviced by several frequent bus corridors running nearby, offering alternative transit options for cross-city travel during peak times.
- Resilient Property Market: Located in a historically resilient micro-market that traditionally holds its value exceptionally well during broader economic fluctuations.
But keep in mind:
- Subpar Energy Rating: Features a mediocre D BER rating, indicating that the building envelope may let heat escape and require costly efficiency upgrades.
- High Energy Consumption: The energy performance indicator sits at 250.25 kWh/m2/yr, signaling that utility bills will likely be elevated during winter months.
- Retrofit Capital Outlay: Buyers should budget for potential insulation, window, or heating system upgrades to bring the property up to modern comfort standards.
- Potential Historic Damp: Older properties in this district can occasionally suffer from rising damp or poor ventilation, requiring a thorough pre-purchase structural survey.
- Limited Bathroom Count: While there are three bedrooms and three bathrooms, verify the exact layout configuration to ensure adequate shower facilities for a busy household.
- Restricted Parking Availability: On-street parking in central residential avenues can be fiercely competitive, so buyers must verify resident permit rules and availability.
- High Entry Price Tag: At an asking price of €875,000, buyers face a steep capital commitment that must be justified against necessary renovation costs.
- Potential Upward Chain Delays: Depending on the vendor's circumstances, transactions involving prime residential areas can experience complex legal or probate delays.
- Maintenance of Private Walkway: Buyers should investigate legal responsibilities and ongoing maintenance cost contributions associated with the gated private walkway access.
- Boundary Clarification Needed: Legal advisors must carefully examine title deeds to confirm exact garden boundaries and ensure no encroachments or shared access disputes exist.
- Acoustic Insulation Check: Urban residential avenues close to village centres can experience elevated ambient noise levels, requiring verification of double glazing efficacy.
- Plumbing System Age: The physical condition of internal plumbing and wiring should be professionally inspected to rule out the need for an expensive complete rewiring.
- Boiler Efficiency Status: The gas-fired central heating system's age and servicing history should be verified to determine if an immediate replacement is necessary.
- Roof Structure Inspection: Given the property footprint, a surveyor should closely examine the roof timbers and slates for any signs of wear or water ingress.
- Storage Limitations: Despite a decent floor area, built-in storage is modest, meaning buyers might need to invest in custom fitted wardrobes and cabinetry.
- Kitchen Modernization Costs: The existing kitchen space may require capital expenditure to update fixtures, fittings, and appliances to contemporary aesthetic preferences.
- Management Company Fees: If the private walkway or surrounding estate involves communal management, prospective buyers must check for any annual service charges or levies.
- Future Development Proximity: Investigate local development plans in the surrounding Ranelagh area to ensure upcoming construction projects will not impact light or privacy.
- Insurance Premium Impacts: Properties with lower energy ratings or older structural elements can sometimes attract higher home insurance premiums, which require prior quoting.
- Resale Liquidity Factors: While generally robust, a D-rated property at this price point may face stiffer competition from more energy-efficient modern builds nearby.
Price positioning
?
- The asking price appears somewhat undervalued relative to recent local trading patterns in this specific Dublin 6 enclave, where multiple nearby properties of similar sizing have historically achieved higher transacted figures on the open market.
- Key valuation signals point towards potential underpricing, supported by a competitive square metre footprint, prime village proximity, and direct gated walkway access to local parks, though tempered by a modest energy rating requiring efficiency upgrades.
- Such a pricing strategy could be supported by strong underlying demand for well-located urban family homes, while conversely being undermined by prospective buyers factoring in the immediate capital expenditure needed to improve the building energy rating.
- Additional relevant factors include the enduring appeal of the neighborhood for families targeting top-tier schools and green line transport links, which consistently underpins robust residential asset values across the wider district throughout market cycles.
Build Analysis
What we know from similar construction types
- The property features a floor area of approximately 102 square metres comprising three bedrooms and three bathrooms, which provides a standard layout for a residential home in this location.
- The listing indicates a BER rating of D, pointing to potential energy efficiency shortcomings that a buyer should investigate.
- A buyer should inspect the property for the condition of the gas-fired central heating system, windows, and overall insulation levels given the D energy rating.
- Verification of compliance with building regulations for any past extensions or alterations should be conducted by a surveyor.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost is approximately 40000 to 60000 euros.
- The BER rating is D, which indicates that the property requires significant energy efficiency upgrades to reach a modern standard.
- Upgrades would likely need to include external wall insulation, high-performance double or triple glazed windows, upgrading the heating system to a heat pump or modern condensing boiler, and increasing attic insulation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €1,800 to €2,300.
- Explanation: The property has a BER rating of D and a floor area of 102 m², indicating moderate energy efficiency performance which will result in average to slightly elevated heating demands during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and established urban setting, appearing well-removed from major heavy industrial sites, modern landfills, or active waste incinerators.
- Any historical urban or legacy industrial uses in the broader Dublin 6 district should be independently verified by prospective buyers if specific concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- The location is situated within an established inland urban setting elevated above major coastal flood zones, though localized heavy rainfall pooling should be checked.
- Prospective buyers are advised to consult local authority strategic flood maps and environmental reports to confirm specific property-level risk.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
51 NORTHBROOK AVE, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,025,000.00
45 NORTHBROOK AVE, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,087,000.00
62 NORTHBROOK AVE, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €937,500.00
49 NORTHBROOK AVENUE, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €935,000.00
3 NORTHBROOK AVENUE, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €765,000.00
Recent sales in the wider Ranelagh area
19 NORTHBROOK WALK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €850,000.00
1 EASTMORE, BUSHY PARK RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €580,000.00
101 SANDFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,250,000.00
21 SANDYFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,200,000.00
284 LR KIMMAGE RD, DUBLIN 6, DUBLIN
- Sale date
- Declared sale price
- €560,000.00
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 €8,750 based on 1% of the asking price for residential property under €1 million.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: around €175 to €700 depending on the registration type and property value.
- Property valuation fees: approximately €150 to €300 for mortgage purposes.
- Surveyor fees: roughly €500 to €1,000 depending on the level of detail required for a structural survey.
- Annual home insurance: approximately €400 to €800 depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents frequently discuss the exceptional convenience of living close to Ranelagh village and its vibrant mix of independent cafes, restaurants, and shops.
- Local forums often highlight the significant advantage of proximity to the Green LUAS line for swift commuting into Dublin city centre.
- The peaceful residential character of Northbrook Avenue is regularly praised by locals despite its central and accessible location.
- Discussions in neighborhood groups often focus on the excellent selection of highly regarded primary and secondary schools situated within walking distance.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is exceptionally well served by Dublin's leading junior and senior schools, making it a great location for young families.
- Teenagers8/10
Proximity to top-tier secondary schools and the LUAS line offers teenagers great independence and educational access.
- Multi-generational Living5/10
With 102 square meters and three double bedrooms, space is decent, but multi-generational living might feel slightly restricted.
- Single Buyers8/10
An ideal home or investment in a vibrant, highly sought-after Dublin 6 location with excellent transit links.
- Couples9/10
Combines a quiet residential setting with moments-away access to Ranelagh village cafes, restaurants, and the city center.
- Empty Nesters8/10
Low maintenance rear garden and proximity to amenities make this a manageable and convenient option for down-sizers.
- Retirees7/10
Convenient walking distance to local village amenities and the LUAS, though stairs within a 3-bedroom layout should be considered.
Work
3 areas- Remote Working8/10
Generous accommodation layout provides adequate space to set up a functional home office environment.
- Hybrid Commuting10/10
Extremely well connected by the Green LUAS Line and several bus routes for effortless commuting to the city center.
- Retired7/10
Ideal for active retirees who appreciate walkability to shops, parks, and healthcare amenities.
Practical
8 areas- Ageing in Place6/10
Features a manageable footprint, though buyers should verify the suitability of a multi-story layout for long-term mobility.
- Low Maintenance9/10
Specifically highlighted as having a low maintenance private rear garden, reducing upkeep efforts.
- Secure Gated Entry7/10
Benefits from direct gated access to a private walkway leading to the park at Ranelagh gardens.
- Minimalist Design6/10
Traditional layout comprising standard rooms rather than an ultra-minimalist open-plan architectural concept.
- Flexible Floor Plans7/10
Includes an entrance hallway, living room, kitchen, utility room, guest w.c, family bathroom, and three double bedrooms.
- Heritage Home5/10
Located in a mature, established Dublin 6 neighborhood, though specific period features would need physical verification.
- Ecological Setup4/10
The property carries a D BER rating, indicating potential room for energy-efficiency upgrades.
- Outdoor areas7/10
Features a private rear garden designed for al fresco dining alongside access to nearby Ranelagh gardens park.
Interests
9 areas- Gardening5/10
Features a private rear garden, but it is explicitly described as low maintenance rather than suited for extensive green-thumb projects.
- Walking9/10
St Stephen's Green is roughly a 20-minute walk, and the area features direct gated access to a private walkway leading to Ranelagh gardens park.
- Gym7/10
Urban location ensures good accessibility to various fitness facilities and health clubs in the Dublin 6 area.
- Cycling8/10
Flat terrain and central positioning make cycling into the city center and surrounding neighborhoods quite feasible.
- Golf5/10
While centrally located, local golf courses would require a short drive or public transport trip to reach.
- Fishing2/10
Not a primary feature of this densely populated residential urban setting.
- Horse Riding2/10
Equestrian facilities are not locally available within this inner-suburban context.
- Water Sports3/10
Access to water sports requires traveling toward Dublin Bay or local indoor pools.
- Entertaining8/10
The low maintenance private rear garden is highlighted as a perfect spot for al fresco dining and hosting.
Lifestyle
5 areas- Quiet Living8/10
Northbrook Avenue is prized for its quiet residential character despite its central location.
- Rural Living1/10
This is a firmly urban/suburban Dublin 6 location with very dense neighborhood characteristics.
- Village Living10/10
Moments from the vibrancy of Ranelagh village with renowned cafés, restaurants, and independent shops within walking distance.
- Coastal Living2/10
Located inland in South Dublin with no immediate proximity to the coast.
- Urban Living9/10
St Stephen's Green and Grafton Street are close by, providing a quintessential urban Dublin lifestyle.
Social
6 areas- Community Involvement8/10
Strong local community feel bolstered by active neighborhood schools, parks, and village associations.
- Café Culture10/10
Renowned cafés and independent shops are within easy walking distance in Ranelagh village.
- Nightlife9/10
Proximity to Ranelagh village, Rathmines, and Dublin city center offers an abundance of pubs, bars, and restaurants.
- Health/Wellness groups8/10
Ample access to local wellness groups, pilates & stretching studios, and fitness spaces nearby.
- Networking Opportunities9/10
Central location in Dublin 6 provides exceptional access to professional networks and tech hubs.
- Tech-Hub Connectivity9/10
Proximity to the canal and city center puts major tech employers and digital hubs within a short commute.
Listing information
- Agent
- DNG Donnybrook
- Phone
- 01 260 0200
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-173F8EHouseDelve · 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.