30 Watson Road, Killiney, Co. DublinA96TE84
€895,000
5 Bed~3 Bath~180 m²~BER E
What you'll like:
- Sought after location: Situated on one of Killiney's most popular residential roads, ensuring strong long-term property value retention and desirability for future resale.
- Generous floor area: Offers an expansive 180 square meters of living space, providing plenty of room for a growing family across two levels.
- Detached family home: Features a detached structure which offers increased privacy, less noise transmission from neighbors, and greater independence than semi-detached options.
- Five bedrooms: Includes five well-proportioned bedrooms, making it exceptionally rare and practical for larger families or those needing dedicated remote work spaces.
- South west orientation: The rear garden benefits from a sunny south-west aspect, maximizing natural sunlight throughout the afternoon and into the evening hours.
- Private rear garden: Enclosed by mature walls and stocked with fruit trees, creating a secure and established outdoor sanctuary for children and entertaining.
- Direct patio access: Both the dining room and kitchen feature direct access to a large paved patio, seamlessly blending indoor and outdoor living spaces.
- Interconnecting reception rooms: The spacious living room connects directly to the dining room via double doors, creating an ideal layout for hosting guests and large gatherings.
- Dedicated home office: Includes a ground-floor study room overlooking the front garden, which is crucial for remote professionals seeking a quiet workspace.
- Principal ensuite bedroom: The master bedroom features an ensuite bathroom, offering added privacy and convenience for the heads of the household.
- Integral garage space: Provides a built-in garage alongside off-street car parking, offering secure vehicle storage or valuable extra space for hobbies and utility items.
- Original architectural details: Retains charming original timber floorboards and ceiling coving throughout several rooms, adding distinct character and historic appeal.
- Dual aspect kitchen: The rear kitchen benefits from windows on two sides, flooding the cooking and preparation areas with ample natural morning and afternoon light.
- Ample storage solutions: Features built-in wardrobes across multiple bedrooms and a separate boiler house, helping keep living areas organized and uncluttered.
- Proximity to shopping: Located within comfortable walking distance of Killiney Shopping Centre, ensuring daily grocery runs and local errands are exceptionally convenient.
- Coastal village access: Positioned only a short drive from the vibrant villages of Dalkey and Dún Laoghaire, granting easy access to seaside amenities and restaurants.
- Strong educational options: The surrounding neighborhood is exceptionally well served by a selection of highly regarded primary and secondary schools for children of all ages.
- Excellent public transport: Offers convenient proximity to Dublin Bus routes, DART stations, and LUAS connections, facilitating straightforward commutes into Dublin city centre.
- Attic expansion potential: The spacious landing provides access to an attic that holds strong potential for conversion, subject to acquiring the proper planning permissions.
- Stable asking price: Recorded price history shows the asking price has remained stable at €895,000, indicating a firm vendor expectation without erratic price fluctuations.
But keep in mind:
- Low BER rating: The property holds a poor E energy rating with a very high energy consumption indicator, meaning immediate thermal upgrades will be necessary.
- Substantial retrofit costs: Bringing the energy performance up to modern standards will require significant capital investment in insulation, windows, and heating systems.
- Required modernization: The interior requires comprehensive updating and modernizing throughout to meet contemporary aesthetic tastes and lifestyle expectations.
- Single bathroom bottleneck: Five bedrooms share only one family shower room upstairs alongside one ensuite and a downstairs guest toilet, which could cause morning queues.
- Potential attic constraints: Converting the attic space is subject to necessary planning permissions and structural evaluations, adding uncertainty and expense to expansion plans.
- Single-glazed elements check: Buyers should verify the age and thermal efficiency of all windows and doors, as older installations may contribute to heat loss.
- Heating system age: The gas boiler and heating infrastructure should be thoroughly inspected by a professional to determine if a full replacement is required.
- Electrical compliance check: The home's electrical wiring and fuse board should be professionally audited to ensure they meet current safety standards for a five-bedroom house.
- Roof condition survey: Given the E rating and age characteristics, a comprehensive roof survey is advised to check for hidden leaks, failing felt, or timber rot.
- Plumbing system inspection: Older pipework and bathroom fixtures should be evaluated for potential leaks, water pressure issues, and the need for a modern overhaul.
- Garage conversion limits: While the integral garage is useful, buyers hoping to convert it into living space must investigate local planning rules and structural feasibility.
- Upstairs bathroom layout: The main family shower room includes a bidet which takes up floor space that could otherwise be utilized for a larger modern shower enclosure.
- Single bedroom size: Bedroom four is described as a single room, which may limit its long-term versatility as children grow into teenagers needing double beds.
- Garden maintenance needs: The established garden with mature trees and shrubs will require ongoing horticultural upkeep to prevent overgrowth and maintain its tidy appearance.
- Boundary wall condition: Buyers should inspect the mature boundary walls enclosing the rear garden for any signs of cracking, subsidence, or required masonry repairs.
- Local traffic congestion: Proximity to major roads like Churchview Road and Killiney routes can result in peak-hour traffic bottlenecks affecting local commute times.
- Future retrofit disruption: Undertaking major insulation, window replacement, and heating upgrades after purchase will cause significant living disruption and dust.
- Strict asking price: The unchanged asking price suggests the seller may currently be resistant to negotiation, requiring strong buyer positioning or patience.
- Surface water drainage: The large paved patio and expansive lawn should be checked for proper drainage slopes to prevent pooling water near the rear foundation.
- Ventilation and damp: Due to the poor energy rating, buyers should check all rooms carefully for signs of condensation, black mold, or inadequate indoor ventilation.
Price positioning
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- The asking price appears moderately overvalued when compared against historical street transactions due to a significantly poor energy rating that requires immediate capital investment for retrofitting and thermal upgrades by any prospective buyer.
- Valuation signals indicate a premium is being sought for a detached five-bedroom layout and a desirable south-west facing garden, though this is heavily offset by the substantial energy inefficiency demonstrated by the very weak rating.
- Potential buyers could undermine this asking price during negotiations by highlighting the heavy costs associated with modernising the interior layout and upgrading the extremely poor thermal performance recorded on the energy certificate.
- Support for such a price point rests on the generous 180 square metre floor area, highly sought-after residential road setting, and excellent proximity to local schools, shops, and convenient public transport links.
Build Analysis
What we know from similar construction types
- The property is a detached five-bedroom house extending to approximately 180 square meters, featuring an integral garage and a separate boiler house.
- Original features include tongue and groove floorboards and ceiling coving, indicating a traditional construction era that likely requires modernisation of wiring, plumbing, and insulation.
- The attic offers potential for conversion, though a buyer should investigate whether proper structural clearance and planning permissions are required for any future works.
- An E BER rating indicates poor thermal performance, suggesting that the property will require substantial fabric upgrades such as external wall insulation, window replacements, and a modern heating system to achieve energy efficiency.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the poor BER rating of E and a floor area of 180 m², a comprehensive deep retrofit is necessary to bring the property to a modern energy standard (such as a B2 or A rating).
- Estimated costs for a full deep retrofit on a 180 m² detached home typically range from €50,000 to €90,000, depending on the extent of external insulation, window and door replacements, heating system upgrades (such as installing a heat pump), and airtightness improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 3,500 to 4,500 euro.
- Explanation: Given the 180 square metre floor area and a low BER rating of E, the property has high energy consumption characteristics, leading to significantly higher heating expenses compared to a modern energy-efficient home.
Pollution Safe
9/10Environmental situation to investigate
- The location appears largely free from major industrial pollution, large-scale incinerators, or active heavy industrial sites.
- Any historical land uses or legacy concerns in the wider suburban area are minimal, though buyers should verify local environmental records as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in Killiney on an established residential road set back from major watercourses, reducing the likelihood of direct river flooding.
- Official mapping does not indicate that this specific address falls within a recognised high-risk flood zone, though standard caution regarding surface water accumulation during intense storms still applies.
- The general topography of the surrounding neighbourhood is elevated above coastal and low-lying drainage plains, providing a naturally favorable geographic setting.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
51 WATSON RD, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €850,000.00
50 WATSON ROAD, KILLINEY, CO DUBLIN
- Sale date
- Declared sale price
- €800,000.00
9 WATSON RD, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €810,000.00
7 WATSON RD, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €706,000.00
48 WATSON RD, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €755,000.00
Recent sales in the wider Killiney area
15 BAYVIEW BUNGELOWS, KILLINEY HILL RD, KILLINEY
- Sale date
- Declared sale price
- €595,000.00
46 AVONDALE RD, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €1,375,000.00
53 AVONDALE RD, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €905,000.00
21 KILLINEY HEATH, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €3,980,000.00
2 EMERALD LODGE, SHANGANAGH RD, KILLINEY
- Sale date
- Declared sale price
- €526,000.00
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
30 WATSON RD, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €275,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €8,950 — 1% of €895,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the survey required for a 180 square metre home.
- Annual home insurance: approximately 500 to 1,000 euro depending on the level of cover and policy specifics.
Forum Talk
What people are saying about this area
- Residents in the Killiney and surrounding areas frequently discuss the convenience of local shopping centres and proximity to coastal amenities in Dalkey and Dún Laoghaire.
- Community forums often highlight strong demand for family homes along established residential roads like Watson Road due to excellent local primary and secondary schools.
- Local transport connectivity, including Dublin Bus routes and nearby DART access, is a frequent topic of conversation among commuters in the neighbourhood.
- Homeowners in the area often share tips and experiences regarding retrofitting and improving energy efficiency ratings for older properties.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers five bedrooms and a secure, enclosed south-west facing rear garden, making it an excellent environment for young children, with local schools nearby.
- Teenagers8/10
With five bedrooms and ample living space, teenagers will appreciate the generous accommodation and proximity to public transport links like the DART.
- Multi-generational Living6/10
The spacious layout and multiple bedrooms provide good flexibility, though the two-level arrangement and single family bathroom setup might require some reconfiguration for extended family needs.
- Single Buyers5/10
As a large five-bedroom detached home, it may offer more space and maintenance overhead than a typical single buyer requires, alongside a higher price point.
- Couples7/10
Offers plenty of room to grow into, with a home office for remote work and a sunny garden, though heating and modernization costs (BER E) should be budgeted for.
- Empty Nesters6/10
While the single-level living aspect is limited by the two-storey design, the mature location near shops and amenities provides long-term convenience.
- Retirees5/10
The property requires some modernization and features a two-storey layout which may become less suitable for ageing in place without modification.
Work
3 areas- Remote Working8/10
Includes a dedicated study/home office on the ground floor, making it ideal for remote or hybrid working arrangements.
- Hybrid Commuting8/10
Well-served by public transport options including Dublin Bus, DART, and LUAS connections for convenient commuting to the city centre.
- Retired6/10
Conveniently close to local shops and medical services, though the two-storey layout and energy rating (BER E) mean buyers should investigate upgrade requirements.
Practical
8 areas- Secure Gated Entry3/10
Features off-street parking and an integral garage, but lacks a secure gated entry system.
- Ageing in Place5/10
The multi-level layout and existing bathroom configurations may require adaptations to fully support long-term ageing in place.
- Low Maintenance4/10
The property requires modernization, upgrading, and energy efficiency improvements, reflected in its BER E rating.
- Minimalist Design4/10
Retains traditional features such as original floorboards, dado rails, and conventional room layouts rather than a minimalist aesthetic.
- Flexible Floor Plans7/10
Offers generous proportions with interconnecting reception rooms, a home office, and attic expansion potential subject to planning.
- Heritage Home5/10
Retains charming period features like original timber floorboards and fireplaces, though it is not a classified heritage or protected structure.
- Ecological Setup3/10
The current BER rating of E indicates that the property would benefit significantly from energy-efficiency upgrades and modern eco-friendly installations.
- Outdoor areas9/10
Features a wonderfully private, sunny south-west facing rear garden with a large paved patio, mature lawns, and fruit trees.
Interests
9 areas- Gardening8/10
The private south-west facing rear garden features mature plants, shrubs, and fruit trees including apple and pear varieties, offering great potential for gardening enthusiasts.
- Walking8/10
Great location for walking with proximity to local amenities, nearby coastal areas, and Killiney's scenic spots.
- Gym6/10
While there is no dedicated home gym facility on-site, the spacious floor area allows room to set up exercise equipment, and local leisure facilities are nearby.
- Cycling7/10
The surrounding suburban area provides good local routes, though cyclists should be mindful of main commuter traffic arteries.
- Golf7/10
South County Dublin features several well-regarded golf clubs within a short driving distance.
- Fishing5/10
Coastal proximity offers some sea fishing opportunities, though this is not a specialized location for anglers.
- Horse Riding4/10
Equestrian facilities are limited in this more built-up suburban and coastal corridor.
- Water Sports7/10
Proximity to the coast and Dún Laoghaire makes this a convenient base for sailing and various water sports.
- Entertaining9/10
Featuring interconnecting reception rooms, a large kitchen/dining area, and a paved patio leading to a sunny south-west facing garden, the home is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated on a sought-after residential road with a private rear garden, offering a peaceful suburban atmosphere while remaining well-connected.
- Rural Living2/10
This is a suburban residential setting close to shopping centres, public transport, and neighboring villages rather than a rural environment.
- Village Living8/10
The property is within walking distance of local shopping and a short drive from the vibrant villages of Dalkey and Dún Laoghaire.
- Coastal Living7/10
Killiney offers excellent proximity to coastal amenities, beaches, and nearby Dún Laoghaire harbour facilities.
- Urban Living6/10
Provides good access to Dublin city center via DART and bus services, balancing suburban calm with urban connectivity.
Social
6 areas- Community Involvement7/10
Located in an established residential community with active local schools, sports clubs, and neighborhood associations.
- Café Culture8/10
A short drive to the vibrant cafés and restaurants of Dalkey and Dún Laoghaire.
- Nightlife6/10
Local pubs and dining options are available nearby, with broader nightlife accessible in Dún Laoghaire and Dublin city centre.
- Health/Wellness groups7/10
Good access to local fitness clubs, walking trails, and wellness centers in the surrounding South Dublin area.
- Networking Opportunities6/10
Primarily a residential neighborhood, though excellent transport links make professional networking hubs in the city accessible.
- Tech-Hub Connectivity7/10
Strong transport links to Dublin's major business and technology districts via the DART and arterial routes.
Listing information
- Agent
- Sherry FitzGerald Dalkey
- Phone
- 01 275 1000
- Current status
- active
- Published on HouseDelve
- 7 November 2026
- Correction
- Report an issue
HD-49CC3BHouseDelve · 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.