3 New Grange Road, Blackrock, Co. DublinA94EK71
€1,150,000
4 Bed~3 Bath~162 m²~BER D2
What you'll like:
- Opposite Hollypark School: The property sits directly across from the popular school, making morning drop-offs exceptionally convenient for families with school-aged children.
- Generous Floor Area: Providing approximately 162 square meters of living space, the house easily accommodates a growing family without feeling cramped.
- Four Reception Rooms: The layout includes four distinct living spaces, offering fantastic versatility for a playroom, home office, or formal entertaining.
- Exceptional Garden Length: The rear garden extends to an impressive 35 meters, providing a substantial outdoor area for children, pets, and gardening enthusiasts.
- Private Rear Oasis: Beautifully manicured and completely private, the back garden features a lovely suntrap patio and mature plantings including a feature birch tree.
- Multiple Car Parking: The front driveway features a landscaped cobble-lock design offering off-street parking for several vehicles securely behind hedging.
- Long-Term Ownership Care: Maintained by the same owners since 1999, the property shows signs of meticulous upkeep and attentive day-to-day care over decades.
- Interconnecting Living Spaces: Double doors between the sitting and dining rooms create a wonderful flow, perfect for hosting large family gatherings and parties.
- Dedicated Home Office: The spacious playroom doubles as an ideal home office setup, catering to modern remote working requirements with ease.
- Built-In Storage Solutions: Extensive cloak storage, smart understairs drawers, and built-in wardrobes in all bedrooms maximize the usable interior space efficiently.
- Floored Attic Space: The attic comes already floored, insulated, and fitted with a Velux window, offering easy conversion potential subject to planning.
- Prime Blackrock Setting: Located in a highly sought-after neighbourhood near Blackrock and Foxrock villages, residents enjoy access to excellent local cafes and shops.
- Excellent Transport Links: Public transport is easily accessible with nearby bus routes on the N11, Sandyford Luas, and the coastal DART line.
- Sports And Recreation: The local area is packed with amenities including Granada Football Club and Newtown Park Tennis Club within a short stroll.
- Integrated Kitchen Appliances: The bright kitchen includes integrated Bosch double ovens, a microwave, and a dishwasher, making moving in straightforward.
- Ensuite Master Bedroom: Bedroom two features a private ensuite shower room, adding convenience and privacy for family members or guests.
- Separate Bath And Shower: The family bathroom includes both a full-sized bath and a step-in shower, catering well to busy family mornings.
- Energy Insulation Upgrades: The home benefits from targeted upgrades including attic insulation, external insulation on one side, and internal downstairs insulation.
- Extension Potential: The generous plot size allows for fantastic potential to extend the current dwelling further to the rear, subject to planning.
- Handy Outbuildings: Several sizeable outhouses sit in the rear garden, offering valuable additional storage for bikes, tools, and recreational gear.
But keep in mind:
- D2 Energy Rating: The D2 BER rating indicates poor energy efficiency by modern standards, meaning heating costs could be high until upgrades are made.
- High Energy Consumption: The energy performance indicator sits at 297.69 kWh/m2/yr, which should prompt buyers to budget for substantial thermal improvements.
- Attic Conversion Permits: While the attic is floored and has a Velux window, buyers must verify if building regulations permit habitable use without further structural work.
- Extension Planning Risks: Any plans to extend the generous rear garden footprint will require local authority planning permission, carrying inherent regulatory approval timelines.
- Upgrading Original Finishes: Certain interior finishes and bathroom fixtures may appear dated to modern tastes, requiring capital investment to update to contemporary standards.
- Traffic Congestion Concerns: Being located directly opposite a busy school could lead to significant traffic congestion and parking congestion during school run hours.
- Older Heating System: Buyers should investigate the age and efficiency of the existing gas heating system to avoid unexpected replacement costs shortly after purchase.
- Potential Rewiring Needs: Given the home's long ownership since 1999, buyers should commission a thorough electrical survey to check if rewiring is necessary.
- Window Glazing Check: The property features large picture windows which should be inspected for seal integrity and thermal efficiency to prevent heat loss.
- Plumbing Maintenance Review: The inclusion of an internal wash hand basin in a bedroom cupboard suggests older plumbing layouts that require professional inspection.
- Outbuilding Condition: The sizeable outhouses in the rear garden should be inspected for damp, structural soundness, and asbestos roofing materials.
- Garden Maintenance Demands: A 35-meter long garden, while fantastic for families, requires a significant ongoing commitment of time and effort to maintain properly.
- Boundary Line Verification: Buyers should ensure their legal representatives carefully verify the exact boundaries along the extensive garden length to prevent disputes.
- Surface Water Drainage: Given the large paved driveway and extensive rear lawn, buyers should check if there are adequate surface water drainage systems in place.
- Acoustic Insulation: Due to the proximity to Hollypark School, buyers sensitive to daytime noise should assess potential sound levels during school operational hours.
- Local Zoning Rules: Future neighborhood developments and local planning restrictions in Blackrock should be reviewed to understand potential changes to the area.
- BER Improvement Costs: Bringing this D2-rated home up to a modern B-rating will likely require substantial financial investment in insulation and heat pumps.
- Ventilation And Damp: Older properties with added internal insulation require careful checking for proper ventilation to prevent hidden condensation and mold issues.
- Roof Structure Inspection: The roof timbers should be professionally examined during the survey, particularly given the attic insulation and potential conversion weight loads.
- Understairs Utility Wear: Built-in understairs drawers and cloak storage should be checked for smooth mechanical operation and any signs of wear from heavy family use.
Price positioning
?
- The asking price appears moderately elevated when considering recent transactional benchmarks recorded for similar residential properties nearby, reflecting strong neighborhood desirability and premium features.
- Upward valuation signals stem from the generous floor area, extensive private rear garden, multiple reception rooms, and proximity to respected local educational facilities.
- Potential factors supporting this elevated positioning include ongoing high demand for forever family homes in established suburban locations, whereas lower energy ratings could slightly temper buyer enthusiasm.
- Additional market dynamics such as constrained local housing inventory and potential for future attic or rear extensions help justify the positioning within the current economic climate.
Build Analysis
What we know from similar construction types
- The property is a detached or semi-detached style two-storey family home extending to approximately 162 square metres with four bedrooms and multiple reception rooms.
- The listing notes some energy efficiency upgrades such as attic insulation, external insulation to one side, and internal insulation downstairs on the left-hand side reception rooms, but the BER rating remains D2, indicating further thermal improvements are needed.
- The large 35-metre rear garden and floored attic with a Velux window offer significant potential for future extensions or attic conversion, which a buyer should verify for compliance with planning permission and local building regulations.
- A buyer should investigate the exact boundary lines of the generous plot and inspect the condition of the sizeable outhouses in the rear garden.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the D2 BER rating and a floor area of approximately 162 square metres, a comprehensive deep retrofit to bring the property to a B2 rating or higher is estimated to cost between 45,000 and 65,000 euros.
- This estimated cost would cover upgrading the heating system, replacing older windows and external doors, and improving wall and roof insulation to address the poor energy performance indicated by the current BER.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €2,200 to €2,800. Explanation: Given the 162 m2 floor area and the D2 BER rating with an energy performance indicator of nearly 298 kWh/m2/yr, energy consumption is expected to be relatively high, though some partial insulation upgrades have been noted which the buyer should verify.
Pollution Safe
9/10Environmental situation to investigate
- The location is situated in an established suburban residential area well away from major heavy industrial sites, large-scale incinerators, or active landfills.
- Any historical industrial legacy or localized environmental concerns appear minimal, though standard environmental due diligence is recommended for peace of mind.
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
10 NEW GRANGE RD, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €950,000.00
Recent sales in the wider Blackrock area
22 AVONDALE LAWN, BLACKROCK, CO DUBLIN
- Sale date
- Declared sale price
- €980,000.00
7 ARDMEEN PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €975,000.00
EVERGREEN, 7 GROVE LAWN, BLACKROCK
- Sale date
- Declared sale price
- €1,350,000.00
25 WOODBINE PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €930,000.00
111 GALLOPING GREEN, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €525,000.00
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 €11,500 to €115,000 depending on whether the property falls under standard residential rates or tiered bands for residential property in Ireland.
- Solicitor legal fees: approximately €1,500 to €3,500 plus VAT and outlay costs.
- Land registration fees: approximately €600 to €800 for property registration and mapping.
- Property valuation fees: approximately €150 to €300 for a mortgage or independent valuation report.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detailed building survey conducted for a 162 m2 home.
- Annual home insurance: approximately €400 to €900 per year depending on the policy coverage and insured contents.
Forum Talk
What people are saying about this area
- Residents frequently highlight New Grange Road in Blackrock as an exceptionally family-friendly and quiet residential location.
- Proximity to Hollypark schools and local sports clubs like Granada FC and Newtown Park Tennis Club is regularly praised by community members.
- Local discussions often note the convenience of transport links, including easy access to the N11 bus corridors, the DART, and the Luas.
- Homeowners in the wider Blackrock and Foxrock areas frequently discuss the high demand for properties with potential for rear extensions and attic conversions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children10/10
Located directly opposite Hollypark School and featuring a massive 35m private rear garden plus multiple reception rooms, this property is exceptionally well-suited for young children and growing families.
- Teenagers9/10
With four generous bedrooms, multiple living areas including a playroom, and proximity to sports and transport links, teenagers will have plenty of independent space and recreational opportunities nearby.
- Multi-generational Living8/10
The spacious 162 sqm layout provides ample communal and private rooms on the ground floor, offering good potential to accommodate multi-generational living arrangements.
- Single Buyers4/10
As a large four-bedroom family home with a higher price point and extensive upkeep, it may exceed the space and maintenance needs typically desired by single buyers.
- Couples7/10
Couples looking for a forever home with room to grow will appreciate the layout, though it offers more space than strictly necessary for a couple without children.
- Empty Nesters6/10
While the single-level flow downstairs is convenient, the four upstairs bedrooms and large gardens represent more maintenance than many empty nesters might want.
- Retirees6/10
The property offers a settled, quiet location and ease of access to local amenities, though managing the sizeable garden and stairs may become a consideration over time.
Work
3 areas- Remote Working9/10
Includes a dedicated playroom/home office space on the ground floor, making it ideal for comfortable remote working setups.
- Hybrid Commuting9/10
Excellent transport connectivity via nearby bus routes on the N11, the DART, and the Luas at Sandyford facilitates straightforward hybrid commuting.
- Retired7/10
A comfortable, well-maintained long-term home close to local services, medical amenities, and social hubs, suiting a relaxed retirement lifestyle.
Practical
8 areas- Ageing in Place7/10
Features generous ground-floor living spaces and a guest WC, though the bedrooms and main bathroom are located upstairs.
- Low Maintenance6/10
While the interior is exceptionally well-presented with insulation upgrades, the expansive 35m rear garden requires regular upkeep.
- Secure Gated Entry5/10
Features a cobble-lock driveway providing off-street parking for multiple cars behind hedging, though it lacks an automated security gate.
- Minimalist Design5/10
The home has a traditional, warm family layout with distinct reception rooms rather than open-plan minimalist architectural styling.
- Flexible Floor Plans8/10
Offers four spacious reception rooms including a versatile playroom/home office, plus a floored attic with conversion potential.
- Heritage Home4/10
A solidly built and well-maintained mid-to-late 20th-century style family home rather than a period heritage property.
- Ecological Setup6/10
Benefits from energy-efficient upgrades including attic insulation, external insulation to one side, and internal insulation on the ground floor.
- Outdoor areas10/10
Outstanding outdoor space featuring a landscaped front driveway with parking for multiple cars and an exceptional ~35m private rear garden with a suntrap patio.
Interests
9 areas- Gardening9/10
Features a magnificent, beautifully manicured rear garden extending to approximately 35m in length, complete with lawn, suntrap patio, and outhouses.
- Walking8/10
Positioned in a highly walkable neighbourhood close to local parks, tennis clubs, and nearby suburban villages.
- Gym7/10
The home features a dedicated playroom/home office space that could easily double as a home gym, with local fitness facilities also within reach.
- Cycling7/10
The suburban location provides good local road networks for cycling, though local cycle infrastructure should be verified for commuting.
- Golf8/10
South Dublin is renowned for its excellent selection of nearby golf clubs and recreational amenities.
- Fishing5/10
Proximity to the coast offers some sea fishing opportunities, though the area is primarily residential and suburban.
- Horse Riding6/10
There are equestrian facilities accessible in the broader Dublin and Wicklow hinterlands, though not directly on the doorstep.
- Water Sports7/10
Proximity to Dublin Bay and the coastline provides good access to sailing, swimming, and other marine activities.
- Entertaining9/10
Superb flow between the sitting room, dining room, kitchen/breakfast room, and out to the suntrap patio and massive rear garden makes this an exceptional home for hosting.
Lifestyle
5 areas- Quiet Living8/10
Situated on a popular residential road with hedged front privacy and a tranquil expansive rear garden, providing a peaceful retreat from the city.
- Rural Living2/10
Located in a well-established suburban residential area of Blackrock, far removed from rural settings.
- Village Living9/10
Both Blackrock and Foxrock villages are within easy reach, offering a fantastic selection of local shops, cafes, and community conveniences.
- Coastal Living8/10
The property is located within convenient reach of the coastline, the DART, and even features a view of Dublin Bay from the attic Velux window.
- Urban Living7/10
Offers convenient access to public transport links including bus routes on the N11 and the Luas at Sandyford, connecting easily to Dublin's urban core.
Social
6 areas- Community Involvement8/10
Set within a welcoming, established family-oriented community with local clubs like Granada FC and Newtown Park Tennis Club nearby.
- Café Culture8/10
Proximity to the cafes and restaurants in both Blackrock and Foxrock villages provides a vibrant local cafe culture.
- Nightlife5/10
Primarily a quiet residential family neighbourhood, requiring travel into nearby village centres or Dublin city for extensive nightlife.
- Health/Wellness groups8/10
Numerous local sports clubs, tennis facilities, and wellness groups operate within the immediate Blackrock and Foxrock areas.
- Networking Opportunities6/10
Mainly residential, though excellent commuter links allow easy access to professional networking hubs in Dublin.
- Tech-Hub Connectivity7/10
Proximity to the Luas at Sandyford provides convenient access to South Dublin's major tech and business parks.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 13 September 2026
- Correction
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HD-AF98E8HouseDelve · 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.