30 Darling Estate, Blackhorse Avenue, Dublin 7D07XY88
€550,000
3 Bed~1 Bath~BER G
What you'll like:
- Prominent elevated position: The home occupies an elevated site overlooking Blackhorse Avenue, providing attractive street views and a more commanding presence in the neighbourhood than standard level properties.
- Expansive side garden: A standout asset of the plot is the exceptionally large side garden, which offers tremendous spatial flexibility compared to typical semi-detached or terraced plots nearby.
- Generous rear garden: The property benefits from a well-proportioned rear garden that complements the side space, offering great outdoor utility and significant potential for landscaping or family recreation.
- Extension potential: The substantial size of the surrounding plot provides excellent scope for the incoming purchaser to extend the existing accommodation substantially, subject to obtaining necessary planning permissions.
- Established Dublin location: Situated on Blackhorse Avenue in Dublin 7, the address places buyers in a mature, highly sought-after neighbourhood with a strong sense of community and enduring housing demand.
- Phoenix Park proximity: The magnificent Phoenix Park is close at hand, providing an outstanding recreational amenity with extensive walking and cycling routes, sporting facilities, and vast open green spaces.
- Practical layout arrangement: The accommodation is arranged logically over two floors, featuring a welcoming entrance hall, separate living and dining spaces, and a functional traditional galley kitchen configuration.
- Bright front living room: The spacious living room features large windows overlooking Blackhorse Avenue, filling the space with natural light and retaining traditional features like ceiling coving and a focal fireplace.
- Generous bedroom proportions: Upstairs features two well-proportioned double bedrooms with comfortable floor space and pleasant views, making the property suitable for couples or small growing families.
- Versatile third bedroom: The third bedroom provides a useful single room, home office, or study space, giving buyers great flexibility to adapt the room to modern remote-working lifestyle requirements.
- Bright landing area: The staircase and landing benefit from good natural light and feature a solid bannister wall, creating a simple and robust architectural finish on the upper floor.
- Spacious upstairs bathroom: The bathroom includes a large window for ventilation and light, while its generous floor area provides ample scope for a modern reconfiguration and fixture upgrade.
- Built-in storage features: The dining room includes convenient built-in storage cupboards and attractive wall panelling, adding character and practical storage solutions right out of the box.
- Convenient shopping access: The property is located within easy reach of local shops, services, and a major Tesco store on the Navan Road, ensuring everyday grocery needs are easily met.
- Local social amenities: Popular neighbourhood establishments such as The Halfway House are situated nearby, offering convenient local dining and social options within comfortable walking distance.
- Excellent leisure options: Aura De Paul Swimming Pool and a variety of local sporting clubs are easily accessible, providing abundant recreational and fitness choices for residents of all ages.
- Strong public transport: Regular bus services operating along Blackhorse Avenue and the Navan Road offer direct and frequent connections into Dublin City Centre, situated approximately four kilometres away.
- Rail and Luas access: Navan Road Parkway offers convenient commuter rail services, while nearby Broombridge provides dual access to both heavy rail and the Luas Green Line tram network.
- Good road connectivity: The N3 and M50 interchange is within easy reach by car, facilitating swift travel across the wider Dublin region and national road network.
- Airport proximity: Dublin Airport is approximately a fifteen-minute drive away via nearby arterial routes, making the location exceptionally convenient for frequent flyers and business travellers.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating, which is the lowest possible tier on the scale and indicates severe thermal inefficiency and high heating costs.
- Substantial insulation needed: Achieving a comfortable modern living standard will likely require comprehensive fabric upgrades, including wall, roof, and window insulation, to rectify the G rating.
- Boiler location concern: The domestic boiler is currently housed inside the third bedroom, which impacts usable living space and may complicate future room layouts or home office setups.
- Outdated kitchen setup: The traditional galley-style kitchen is compact and dated, meaning a buyer should budget for a complete kitchen renovation to meet modern culinary standards.
- Single bathroom constraint: With only one bathroom servicing all three bedrooms, larger households may experience morning bottlenecks, and future reconfiguration will be necessary for modern convenience.
- Planning permission uncertainty: While the large side garden offers extension potential, buyers must independently verify whether local planning authorities will actually approve major structural additions on this specific site.
- Renovation capital requirement: Given the combination of a G energy rating, dated finishes, and functional layout limitations, buyers must budget significant capital beyond the asking price for comprehensive modernization.
- Potential hidden defects: Older homes in established estates can conceal outdated electrical wiring, antiquated plumbing, and structural wear that require thorough independent damp and structural surveys.
- Single-glazed or older windows: The property may feature older window units contributing to the poor G energy rating, necessitating window replacements to improve acoustic and thermal performance.
- Parking and driveway details: The listing details do not explicitly confirm off-street parking arrangements, meaning buyers must verify vehicle accommodation and local parking bay rules.
- Unchanged asking price: The recorded asking price has remained stable at €550,000 without reduction, suggesting the seller may be firm on valuation despite the extensive upgrade work required.
- Lack of floor area stats: The listing does not provide exact floor area measurements, requiring buyers to verify the precise square footage independently during a physical viewing.
- Unspecified property type: The listing leaves the exact property type unstated, making it important to confirm structural party-wall arrangements and legal freehold boundaries with a solicitor.
- Traffic and noise factors: Being positioned prominently on Blackhorse Avenue near popular local venues could expose the property to traffic noise and activity during peak commuting and social hours.
- Heating system efficiency: The existing heating infrastructure should be professionally inspected to determine if it requires a total replacement alongside the thermal insulation overhaul.
- Ventilation and damp risks: Properties with poor BER ratings often suffer from condensation and inadequate ventilation, which a surveyor should check closely for signs of hidden mould or damp.
- Roof condition unknowns: The condition of the roof timbers, slates, and flashing is not detailed, representing a major potential capital expenditure item for due-diligence investigation.
- Drainage and pipework age: Older properties in established Dublin suburbs often feature legacy terracotta or cast-iron drainage pipes that should be CCTV surveyed before purchase finalisation.
- Boundary wall maintenance: The expansive plot features multiple boundaries that may require shared maintenance agreements or repairs, which should be verified via legal title deeds.
- Future retrofit disruption: Undertaking a deep retrofit to bring a G-rated home up to modern standards will cause significant dust, noise, and temporary displacement for any incoming buyer.
Price positioning
?
- The asking price of five hundred and fifty thousand euros appears quite attractive at first glance given the sought after Dublin 7 location near the Phoenix Park, yet this reflects significant modernization needs and a very poor energy rating.
- Valuation signals are heavily impacted by the abysmal G energy rating which will demand immediate capital expenditure to upgrade insulation, heating systems, and windows, counterbalancing the otherwise appealing plot size and expansive side garden potential.
- Potential buyers might be deterred by the substantial renovation costs required to bring the dwelling up to modern standards, while enthusiastic bidders could be heavily supported by the rare opportunity to extend subject to planning permission.
- Relevant market comparisons show nearby properties on the same estate achieving higher figures following extensive work, indicating that the baseline asking price leaves adequate margin for buyers willing to undertake comprehensive refurbishment projects.
Build Analysis
What we know from similar construction types
- The property is a traditional two-storey semi-detached or end-of-terrace style home requiring significant modernization, evidenced by its G BER rating.
- A buyer should investigate the age and condition of the central heating system, as the boiler is located in the third bedroom.
- The large side and rear gardens offer excellent potential for extension or reconfiguration, though a buyer should verify planning compliance and restrictions for any future works.
- Potential structural, insulation, and electrical upgrades should be thoroughly inspected given the very low energy rating.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost ranges from €50,000 to €80,000 due to the G BER rating.
- Reasoning: Achieving an A or B BER rating for an older property of this type will likely require comprehensive external wall insulation, window and door replacements, attic insulation, and upgrading the heating system to a heat pump or modern efficient boiler.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,500 to 3,500 euro.
- Explanation: Given the poor BER rating of G, the property has very low energy efficiency and significant heat loss, leading to substantially higher heating and energy bills compared to average homes until energy upgrades are carried out.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential area of Dublin 7 with no apparent close proximity to major industrial pollution concerns, heavy manufacturing plants, or active landfills.
- Any historical industrial legacy or localized environmental factors should be independently verified by the buyer during standard conveyancing checks.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an elevated position overlooking Blackhorse Avenue, which generally suggests a lower risk of surface water accumulation.
- While the broad area appears to have a favorable flood-safety profile, buyers should review official local authority flood maps and undertake standard environmental due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
13A DARLING ESTATE, NAVAN ROAD, DUBLIN
- Sale date
- Declared sale price
- €763,000.00
13 DARLING ESTATE, NAVAN RD, DUBLIN CITY
- Sale date
- Declared sale price
- €525,000.00
Recent sales in the wider Dublin 7 area
NO 25 ST BENEDICT GARDENS, NORTH CIRCULAR ROAD, DUBLIN 7
- Sale date
- Declared sale price
- €290,000.00
2 FINDLATER ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €375,000.00
41 OXMANTOWN RD, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €580,000.00
7 VIKING PLACE, STONEYBATTER, DUBLIN 7
- Sale date
- Declared sale price
- €480,000.00
75 SWILLY RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €475,000.00
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: €5,500 — 1% of €550,000.
?
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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 900 euro depending on the level of detail and survey type.
- Annual home insurance: approximately 350 to 750 euro depending on the level of cover and policy add-ons.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living near the Phoenix Park for walking, cycling, and recreational activities.
- Local forums highlight excellent public transport connectivity along Blackhorse Avenue and the Navan Road, including regular bus services and proximity to train and Luas links at Broombridge.
- Community discussions often mention the appeal of local amenities such as Tesco, local shops, and popular neighborhood establishments like The Halfway House.
- Property discussions in this established Dublin 7 neighborhood often focus on the potential for extending homes on larger plots, subject to planning permission.
- Residents note that the area provides a peaceful suburban feel while remaining within easy reach of Dublin City Centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property offers expansive side and rear gardens providing great outdoor space for young children to play safely. However, buyers should note the G energy rating which may require upgrades to ensure a warm and efficient home for infants.
- Teenagers7/10
With three bedrooms and good proximity to the Phoenix Park, there is ample space for teenagers and outdoor pursuits. The third bedroom or living spaces can easily be adapted as a study area.
- Multi-generational Living5/10
The home currently features a traditional three-bedroom layout with one bathroom, which may feel restrictive for multi-generational living without extension or substantial reconfiguration.
- Single Buyers6/10
An exciting opportunity for a single buyer willing to put their own stamp on a property with great potential, though energy upgrades will likely be a priority given the G rating.
- Couples7/10
Offers generous accommodation and wonderful gardens with scope to extend, making it an attractive purchase for couples looking for a long-term home in Dublin 7.
- Empty Nesters6/10
The elevated position and garden space are appealing, though the property requires modernization and maintenance, particularly regarding its G energy rating.
- Retirees5/10
While located in an established and convenient setting near the Phoenix Park, retirees should budget for significant retrofitting and maintenance work due to the current G energy rating.
Work
3 areas- Remote Working7/10
Bedroom 3 or other spaces can easily be utilized as a home office, though buyers should verify broadband speeds and connectivity in the area.
- Hybrid Commuting9/10
Exceptional transport links including regular bus services, Navan Road Parkway commuter rail, Broombridge Luas/rail, and easy M50 access make hybrid commuting very convenient.
- Retired5/10
Convenient access to local services and parks, but the property requires significant energy efficiency upgrades that retirees should factor into their plans.
Practical
8 areas- Ageing in Place5/10
The two-storey layout and current single bathroom layout may require modifications, and the home requires substantial thermal upgrades to ensure comfort in later years.
- Low Maintenance4/10
With a G energy rating and expansive gardens, the property will require active maintenance and capital investment to bring it to a modern standard.
- Secure Gated Entry3/10
The property is an open-fronted suburban house with street frontage, lacking gated or private community security.
- Minimalist Design4/10
The current layout reflects a traditional cellular home style with separate rooms, requiring reconfiguration for a truly minimalist open-plan design.
- Flexible Floor Plans7/10
The generous plot size and substantial side garden offer excellent scope to extend and alter the floor plan subject to planning permission.
- Heritage Home4/10
Retains some traditional features like a focal fireplace and ceiling coving, but is not formally classified as a protected heritage structure.
- Ecological Setup1/10
The property holds a G energy rating, indicating that extensive insulation, heating, and energy system overhauls are needed to achieve an ecological setup.
- Outdoor areas9/10
A standout attribute of the property is its wonderful plot, featuring both an expansive side garden and a generous rear garden with huge potential.
Interests
9 areas- Gardening8/10
A standout feature is the wonderful plot with an expansive side garden and a generous rear garden, offering fantastic potential for avid gardeners.
- Walking9/10
The magnificent Phoenix Park is close at hand, providing an outstanding recreational amenity with extensive walking trails right on the doorstep.
- Gym7/10
Aura De Paul Swimming Pool and various local sporting clubs provide good local fitness and leisure options within easy reach.
- Cycling8/10
The expansive Phoenix Park offers extensive cycling routes, and the location provides good connectivity into the city network.
- Golf6/10
Several golf clubs in the broader Dublin region are accessible, though not immediately adjacent to the property.
- Fishing3/10
The location is heavily urbanized, meaning dedicated fishing spots require travel outside the immediate area.
- Horse Riding4/10
While the Phoenix Park has historical associations with equestrian activities, dedicated local horse riding stables are limited directly adjacent to the site.
- Water Sports3/10
Inland location with no immediate access to water sports facilities, requiring travel towards the coast or liffey amenities.
- Entertaining7/10
The generous side and rear gardens, combined with separate living and dining rooms, offer great potential for hosting guests once updated.
Lifestyle
5 areas- Quiet Living6/10
Situated in an established residential estate overlooking Blackhorse Avenue, offering a settled neighbourhood feel while remaining close to city conveniences.
- Rural Living2/10
This is a solidly urban/suburban Dublin 7 location with close proximity to city amenities and transport links, offering little in the way of rural isolation.
- Village Living7/10
Proximity to local shops, the Navan Road services, and popular spots like The Halfway House gives a strong sense of a local community village feel.
- Coastal Living1/10
The property is located inland in Dublin 7 and has no proximity to coastal amenities.
- Urban Living8/10
Excellent urban location approximately 4km from Dublin City Centre with regular bus services, rail, and Luas connections nearby.
Social
6 areas- Community Involvement7/10
An established residential neighbourhood with local associations, sports clubs, and long-standing community hubs along the Navan Road.
- Café Culture6/10
Local shops and amenities are nearby, with wider café options accessible towards Phibsboro and the city centre.
- Nightlife6/10
Local traditional spots like The Halfway House are nearby, with vibrant city-centre nightlife only a short bus, train, or tram ride away.
- Health/Wellness groups7/10
Proximity to Aura De Paul Swimming Pool and Phoenix Park provides strong opportunities for health and wellness activities.
- Networking Opportunities7/10
Easy access into Dublin City Centre ensures strong connectivity to professional networking events and business hubs.
- Tech-Hub Connectivity7/10
With excellent rail and bus links to the city centre and major employment nodes, commuting to tech hubs is straightforward.
Listing information
- Agent
- DNG Phibsboro
- Phone
- 01 830 0989
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-02DDA0HouseDelve · 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.