The Joyce, Macnebury Mews, Cherrywood, Dublin 18
€700,000
3 Bed~2 Bath~125 m²~BER A3
What you'll like:
- High energy rating: The A3 Building Energy Rating ensures exceptional thermal efficiency, which will significantly lower your monthly heating bills and reduce long-term maintenance costs.
- Spacious floor area: Offering 125 square meters of living space, this property provides generous room sizes suitable for growing families or modern working lifestyles.
- Modern bedroom count: Three well-proportioned bedrooms ensure ample accommodation for family members, guests, or dedicated home office setups in a suburban environment.
- Dual bathroom layout: Having two bathrooms reduces morning congestion and provides essential convenience for a multi-occupant household or visiting guests.
- Vibrant new location: Situated in the heart of Cherrywood, residents benefit from a master-planned community surrounded by newly developed parks and public amenities.
- Excellent public transport: Proximity to local transit links ensures a seamless and efficient commute into Dublin city center and surrounding commercial hubs.
- Convenient neighborhood essentials: Being moments away from local shops, schools, and daily conveniences makes everyday errands exceptionally straightforward for busy households.
- Nature and community blend: The development successfully integrates green parklands with modern residential living, offering a balanced lifestyle for nature-loving urbanites.
- New homes expertise: Managed by an established new homes agent, the buying process benefits from professional guidance tailored to newly constructed developments.
- Stable asking price: The recorded asking price has remained firm at 700,000 euros since tracking began, suggesting a confident developer pricing strategy.
- Modern construction standards: Newly built properties typically feature contemporary architectural layouts and up-to-date fire safety regulations that older houses lack.
- Low initial maintenance: Freshly built fixtures, fittings, and roof structures mean buyers can avoid costly repairs or immediate renovation expenses upon moving in.
- Duplex and townhouse mix: The thoughtfully designed community mix creates a visually appealing and cohesive neighborhood aesthetic rather than a uniform block.
- Growing suburban demand: Cherrywood represents a major growth corridor in Dublin 18, which bodes well for long-term capital appreciation potential.
- Family-oriented design: The inclusion of three-bedroom layouts directly caters to the high demand from buyers seeking long-term suburban family homes.
- Pedestrian-friendly environment: The surrounding area emphasizes walkability and interconnected pathways, enhancing safety and quality of life for residents.
- Educational proximity: Being close to local schools reduces daily commuting stress for families with children of school-going age.
- Retail integration: Planned local retail offerings mean residents will have convenient access to cafes, groceries, and services without traveling far.
- Clear pricing visibility: The transparent tracking history allows buyers to evaluate the property against current market conditions with confidence.
- Ready-to-occupy condition: New properties eliminate the frustrating delays and complications often associated with buying deep-retrofit or second-hand homes.
But keep in mind:
- Unspecified property type: The listing omits whether this specific unit is a duplex or townhouse, so buyers must verify the exact structural format.
- Initial unpriced period: The property was initially observed with a missing numeric asking price, which could indicate a soft launch or test marketing phase.
- Lack of historical variance: The asking price has remained completely unchanged at 700,000 euros, suggesting the developer may hold a rigid negotiation stance.
- Potential management fees: New multi-unit developments typically incur annual management charges for common areas, so buyers should investigate these ongoing costs.
- Construction phase disruption: Living in a rapidly developing new area may expose early residents to ongoing construction noise and dust from neighboring phases.
- Infrastructure completion risks: Buyers should verify if all advertised parks, retail units, and local amenities are fully completed or subject to future delays.
- Public transport capacity: While transit links are nearby, buyers should test peak-hour commute times to ensure transport infrastructure handles local population growth.
- Snagging list requirements: Brand new homes frequently require a thorough professional snagging inspection to identify and rectify cosmetic or minor construction defects.
- Parking allocation ambiguity: The listing does not detail parking arrangements, meaning buyers must confirm if dedicated spaces or EV chargers are included.
- BER verification needed: Although advertised as A3, buyers must ensure the final energy performance certificate is issued upon closing by the developer.
- Future development density: The surrounding Cherrywood master plan may involve future high-density construction that could impact local views or traffic levels.
- Broadband and utility connectivity: Buyers should confirm that high-speed fiber broadband and essential utilities are fully operational upon move-in day.
- Management company oversight: Self-managed or third-party management companies can occasionally impose strict estate rules regarding alterations or parking.
- Property tax assessment: Local property tax bandings for newly built homes in this specific postal district should be independently verified by the purchaser.
- Resale market competition: The presence of multiple similar units in a new development could create short-term competition if an early resale is necessary.
- Garden or outdoor space: The exact dimensions and orientation of private outdoor spaces should be verified, as some duplexes rely on shared or limited areas.
- Staging versus reality: Showhouse presentations can sometimes make spaces appear larger, so buyers should carefully review the actual floor plan measurements.
- Developer completion guarantees: Purchasers should ensure their legal representation reviews structural guarantees and home-bond protection schemes thoroughly before signing contracts.
- Local school capacity: Rapid population growth in new suburban hubs can sometimes strain local school places, requiring early inquiry by parents.
- Pricing alignment risk: At 700,000 euros, buyers should commission an independent valuation to ensure the price aligns with recent local market comparables.
Price positioning
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- The asking price appears reasonably positioned for a newly constructed three-bedroom property featuring a generous floor area of one hundred twenty-five square meters, complemented by a highly efficient A-three energy rating which generally attracts significant buyer interest in suburban developments.
- Valuation signals are reinforced by modern construction standards and sustainable energy profiles typical of newly built developments in this region, balancing the substantial capital requirement against future utility savings and minimal near-term maintenance costs.
- Potential factors supporting this pricing strategy include strong demand for contemporary suburban housing near transport links, whereas broader economic shifts or rising borrowing costs could eventually undermine buyer enthusiasm if competition among purchasers softens noticeably over time.
- Historical listing data shows the property entered the market at a stable price point without erratic fluctuations, suggesting a calculated initial launch strategy by the developer designed to test current market absorption levels accurately.
Build Analysis
What we know from similar construction types
- The property is part of a newly developed scheme at Macnebury Mews, offering potential advantages such as modern construction standards, contemporary layout design, and reduced ongoing maintenance associated with new builds.
- The BER rating of A3 indicates high energy efficiency, likely featuring advanced insulation, airtightness, and modern heating systems.
- A buyer should verify all structural warranties, compliance documentation, and management company arrangements typical of new residential developments in this area.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,100.
- Explanation: Given the 125 m² floor area and an energy-efficient A3 BER rating, the property benefits from high thermal performance, requiring significantly less energy to maintain a comfortable temperature compared to older homes.
Pollution Safe
9/10Environmental situation to investigate
- The location is within a newly developed modern suburban area, appearing largely distant from heavy industrial sites, major legacy landfills, or large-scale waste incinerators.
- Any potential minor localized environmental concerns during ongoing regional construction phases should be independently verified by prospective buyers.
Flood Safe
9/10Water overflow reports to follow up
- The property is located in Cherrywood, an elevated part of South Dublin where widespread historical river or coastal flooding is generally not a prominent concern.
- Official map findings do not show any designated flood risk zones directly impacting this specific site, indicating a favourable geographical baseline.
- Modern construction standards associated with recently developed residential schemes typically incorporate effective surface water drainage and site-level stormwater management.
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 Cherrywood 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
- Estimated stamp duty: €7,000 — 1% of €700,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: approximately €600 to €800 depending on the property value.
- Property valuation fees: typically €150 to €300 for mortgage purposes.
- Surveyor fees: around €500 to €1,000 depending on the depth of the structural survey.
- Annual home insurance: estimated between €400 and €800 per year.
Forum Talk
What people are saying about this area
- Residents in Cherrywood frequently discuss the ongoing development of local parks, retail spaces, and community amenities in the new town centre.
- Commuters in local forums often highlight the convenience of the Luas green line access connecting Cherrywood to Dublin city centre.
- Discussions on social platforms often emphasize the family-friendly nature of the area, noting the close proximity of new schools and childcare facilities.
- Locals occasionally share updates regarding traffic management and ongoing construction milestones within the broader Cherrywood development zone.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Surrounded by parks and close to schools, this location offers a great environment for young children.
- Teenagers7/10
Proximity to public transport and local amenities makes it reasonably convenient for teenagers.
- Multi-generational Living6/10
With 125 square metres and multiple bedrooms, it provides moderate space for multi-generational living, though layout suitability should be verified.
- Single Buyers5/10
A 3-bedroom property at an asking price of 700000 euros may exceed the typical budget for single buyers.
- Couples9/10
Spacious layout with three bedrooms makes it an excellent choice for couples looking to grow or enjoy extra space.
- Empty Nesters7/10
Modern amenities and low-maintenance A3 BER rating suit empty nesters looking to downsize to a comfortable home.
- Retirees7/10
Energy efficiency and modern build standards offer comfortable living, though proximity to specific medical care should be checked.
Work
3 areas- Remote Working9/10
Modern 3-bedroom layout allows dedicated space for a home office setup, supported by an A3 energy rating for comfort.
- Hybrid Commuting9/10
Positioned close to public transport links in Cherrywood, making hybrid commuting highly accessible.
- Retired7/10
Low-maintenance modern construction suits retirees looking to minimize upkeep.
Practical
8 areas- Ageing in Place7/10
Modern build standards offer ease of living, though multi-level duplex or townhouse layouts should be evaluated for long-term mobility.
- Low Maintenance9/10
Brand new construction with an A3 BER rating ensures minimal maintenance and high energy efficiency.
- Secure Gated Entry5/10
Buyers should verify specific security and access control features included with the development.
- Minimalist Design8/10
Contemporary architectural design tailored for modern living standards.
- Flexible Floor Plans8/10
The 3-bedroom configuration offers flexible spaces suitable for families, couples, or home workers.
- Heritage Home1/10
This is a newly constructed modern development rather than a period or heritage property.
- Ecological Setup9/10
Achieves an impressive A3 BER rating, indicating high thermal performance and energy efficiency.
- Outdoor areas7/10
Surrounded by parks with thoughtful landscaping, offering pleasant outdoor environments close to the doorstep.
Interests
9 areas- Gardening5/10
Features shared surroundings and parks, but private outdoor space may be limited depending on the specific unit type.
- Walking8/10
Surrounded by parks and pathways designed for modern living, making it ideal for daily walks.
- Gym7/10
Urban location provides good access to nearby fitness facilities and wellness centers.
- Cycling7/10
Good local infrastructure and connectivity in Cherrywood support cycling for transport or leisure.
- Golf6/10
Several golf courses in the broader south Dublin region are accessible by car or transport.
- Fishing3/10
Not positioned near prominent inland fishing spots or major rivers.
- Horse Riding3/10
Urban and suburban setting offers limited immediate access to equestrian facilities.
- Water Sports4/10
Requires travel toward the Dublin coastline for dedicated water sports activities.
- Entertaining8/10
Generous 125 square metre floor area provides ample indoor space for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in a vibrant new address in the heart of Cherrywood, offering a mix of community buzz and nearby parks.
- Rural Living2/10
This is an urban and suburban development setting rather than a rural environment.
- Village Living7/10
Designed to foster a sense of community with local shops and everyday essentials moments away.
- Coastal Living3/10
While not directly coastal, it is situated in south Dublin with reasonable access to the coast.
- Urban Living8/10
Positioned in the heart of Cherrywood with great public transport connectivity and local amenities.
Social
6 areas- Tech-Hub Connectivity9/10
Cherrywood is well known for its proximity to major business and tech employment parks.
- Community Involvement8/10
Designed as a vibrant new address aiming to foster a strong community spirit.
- Café Culture7/10
Proximity to local shops and everyday essentials supports a developing local café scene.
- Nightlife5/10
Primarily residential neighbourhood with nightlife options more readily available by traveling into nearby town centers or central Dublin.
- Health/Wellness groups7/10
Modern residential area with good potential for local fitness and wellness communities.
- Networking Opportunities6/10
Proximity to tech hubs and transport links provides decent networking potential for professionals.
Listing information
- Agent
- Savills - New Homes
- Phone
- 01 618 1300
- Current status
- active
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-0A64A5HouseDelve · 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.