31A Grangemore Avenue, Donaghmede, Dublin 13D13N252
€575,000
3 Bed~2 Bath~117 m²~BER B
What you'll like:
- Modern construction standards: Built relatively recently in 2004, this detached home avoids many hidden structural issues typical of older, pre-war housing stock.
- Substantial floor area: Offering 117 square metres of well-proportioned living space, the property provides ample room for growing families without immediate need for expansion.
- Energy efficient rating: Achieving a strong B BER rating ensures lower utility bills and indicates good overall thermal insulation throughout the entire building envelope.
- Comprehensive 2007 extensions: Thoughtful historical expansions include striking double-height bay windows, an enlarged hallway, and a dormer conversion that significantly maximize interior volume.
- Recently renovated kitchen: Upgraded in 2021 with contemporary finishes, granite worktops, and integrated appliances, the central family space is ready for immediate daily use.
- High specification heating: Equipped with a newly installed Viessmann combi gas boiler, the home benefits from modern, reliable climate control and instantaneous hot water supply.
- Quality interior carpentry: Featuring solid oak internal doors, the property demonstrates a high standard of craftsmanship and tactile durability that outlasts standard hollow alternatives.
- Luxurious family bathroom: Fully tiled and fitted with both a walk-in shower and a separate Jacuzzi-style bath, the washroom provides high-end everyday comfort and relaxation options.
- Versatile bedroom configuration: Includes two well-proportioned double bedrooms alongside a third single room currently optimized as a dedicated custom walk-in wardrobe space.
- Spacious attic conversion: The generous attic space featuring a side dormer window offers fantastic flexibility for use as a home office, playroom, or secondary lounge area.
- Convenient utility provision: A dedicated utility room plumbed for a washing machine with extra storage keeps laundry appliances neatly separated from the main kitchen area.
- Turnkey presentation standard: Meticulously maintained and upgraded regularly, the dwelling presents in exceptional condition, allowing new owners to move straight in without renovation hassle.
- Low maintenance exterior: The private back garden features artificial grass and tiled dining zones, minimizing weekend gardening chores while maximizing outdoor entertaining capability.
- Secure off-street parking: The gated front driveway finished in attractive cobblelock provides safe, convenient vehicle accommodation directly off the public roadway.
- Excellent commuter connectivity: Located approximately a 20-minute walk from Howth Junction DART station, residents enjoy swift, reliable rail access into central Dublin.
- Plentiful bus links: Frequent Dublin Bus services operate nearby along Grange Road, offering alternative public transport routes across the wider metropolitan area.
- Rapid airport access: The property benefits from very convenient proximity to Dublin Airport, making it an ideal choice for frequent flyers and aviation workers.
- Major roadway proximity: Quick access to the M1 and M50 motorways ensures straightforward driving commutes to employment hubs throughout the greater Dublin region.
- Nearby retail convenience: Being situated close to Donaghmede Shopping Centre guarantees easy access to extensive local grocery stores, pharmacies, and daily shopping needs.
- Family-friendly neighbourhood: The surrounding locality features a great selection of established primary and secondary schools catering to children of all educational ages.
- Abundant recreational amenities: Numerous local sports clubs, parks, and community facilities ensure plenty of healthy leisure options are available right on the doorstep.
But keep in mind:
- Dormer planning verification: The buyer should verify that all necessary local authority planning permissions and building regulations compliance certificates were obtained for the 2007 extensions and attic conversion.
- Single bedroom loss: Converting the third bedroom into a permanent walk-in wardrobe reduces the official sleeping capacity unless fitted furniture is removed back to a single bed format.
- Eaves storage damp check: The buyer should carefully inspect the converted attic eaves storage areas for any signs of inadequate ventilation or potential condensation build-up behind the panels.
- Compact guest cloakroom: The under-stairs guest W.C. is very compact with limited maneuvering space, which may prove slightly restrictive for visitors or growing children.
- Artificial turf longevity: The low-maintenance artificial grass in the rear garden will eventually require replacement after years of UV exposure and weather wear.
- Side passage security: The presence of side passageways on both houses requires secure boundary gates to ensure adequate rear garden security against potential intruders.
- DART walk distance: A 20-minute walk to Howth Junction station may feel somewhat burdensome during inclement winter weather conditions for daily rail commuters.
- High density traffic: Proximity to major regional roadways and shopping centres can occasionally generate localized traffic congestion during peak morning and evening rush hours.
- Boiler warranty status: The buyer should check the installation date and remaining warranty documentation for the recently fitted Viessmann combi gas boiler to guard against unexpected repair costs.
- Property boundary verification: The title deeds and site map should be thoroughly checked by a legal professional to confirm the exact demised boundaries of the front driveway and rear garden.
- BER certificate validity: The buyer's surveyor should confirm that all post-2004 insulation upgrades are accurately captured within the current building energy rating calculation.
- Ventilation fan inspection: Mechanical extractor fans in the internal bathrooms and utility room should be tested to ensure they effectively prevent trapped moisture accumulation.
- Window seal integrity: The large double-height front bay windows should be inspected for thermal bridging, draughts, or seal degradation common in complex multi-pane glazing setups.
- Roof timber inspection: A thorough structural survey should examine the roof timbers around the attic conversion to ensure the original structural integrity remains uncompromised.
- On-street parking spillover: While the cobblelock driveway accommodates parking, local street parking might experience congestion from neighbouring properties and visitors during peak times.
- Flooring transition wear: The mix of tile, laminate, and engineered wood flooring across different open-plan zones should be checked for secure adhesion and edge wear at thresholds.
- Appliance lifespan uncertainty: Integrated kitchen appliances included in the sale should be tested to ensure they are fully operational and not nearing the end of their working lifespan.
- Local school capacity: The buyer should independently verify current enrolment availability and waiting lists for preferred local primary and secondary schools in the surrounding parish.
- Sound insulation levels: Being part of a suburban residential cluster, the buyer should assess potential noise transmission from adjacent gardens and passing street traffic.
- Future maintenance costs: The extensive custom joinery, panelling, and built-in features throughout the home may require specialized professional upkeep and maintenance over time.
Price positioning
?
- The asking price appears slightly overvalued relative to historical precedents on the same road, reflecting its substantial extensions and modern upgrades that command a significant market premium over unextended neighborhood averages.
- Upward valuation signals are clearly driven by the comprehensive 2007 structural extensions, an attic dormer conversion, a recently renovated kitchen, and a strong B energy rating that minimizes future retrofit expenses for buyers.
- Market support could be undermined by broader macroeconomic lending constraints or cautious buyer sentiment regarding peak suburban pricing, while continued high demand for turnkey family homes strongly supports the current asking figure.
- Additional relevant factors include the property's detached status, proximity to local DART and bus transport networks, and the high-specification cosmetic finishes that eliminate the need for immediate capital expenditure by incoming purchasers.
Build Analysis
What we know from similar construction types
- The property was originally constructed around 2004 and subsequently extended around 2007, featuring double-height bay windows, an enlarged entrance hallway, and an attic dormer conversion.
- A buyer should verify that all structural alterations, including the attic conversion and major extensions, have full local authority planning permission and compliance certification.
- The home features modern upgrades including a kitchen renovation completed around 2021 and a recently installed Viessmann combi gas boiler.
- The third bedroom has been converted into a walk-in wardrobe, which a buyer with a need for three distinct functional bedrooms may wish to factor into their plans.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 900 and 1,200 euro.
- The property has a B energy rating and a recently installed Viessmann combi gas boiler, which helps maintain good energy efficiency for a 117 square metre home.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established suburban residential neighbourhood with no immediate heavy industrial facilities or major waste sites nearby.
- Any historical or regional industrial concerns are typical of suburban Dublin and should be independently verified by the buyer if specific environmental audits are required.
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
18 GRANGEMORE AVE, DONAGHMEDE, DUBLIN 13
- Sale date
- Declared sale price
- €521,000.00
34 GRANGEMORE AVE, DONAGHMEDE, DUBLIN
- Sale date
- Declared sale price
- €439,000.00
Recent sales in the wider Donaghmede area
36 SEAGRANGE AVE, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €545,000.00
13 TEMPLEVIEW DOWNS, CLARE HALL, DUBLIN 13
- Sale date
- Declared sale price
- €485,000.00
7 RED ARCHES PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €438,000.00
5 EVORA PARK, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €750,000.00
39 MEADOWBROOK PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €478,000.00
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 1 percent on the first million euro of the purchase price, amounting to 5,750 euro for a 575,000 euro property.
- Solicitor legal fees: roughly 1,500 to 2,500 euro excluding outlays and VAT.
- Land registration fees: approximately 600 to 800 euro for property registration and mapping.
- Property valuation fees: around 150 to 300 euro required by mortgage lenders.
- Surveyor fees: approximately 400 to 800 euro depending on the type of structural survey chosen.
- Annual home insurance: roughly 400 to 700 euro per year depending on the policy cover.
Forum Talk
What people are saying about this area
- Residents in the Donaghmede area frequently highlight the convenience of the local DART station at Howth Junction, making daily commutes to the city center straightforward.
- Local community forums often discuss the benefits of shopping amenities such as Donaghmede Shopping Centre and nearby retail parks for family convenience.
- Transport discussions regularly mention good bus connectivity along Grange Road, though peak-hour traffic towards the M50 and city center can occasionally experience delays.
- Neighbourhood feedback emphasises the family-friendly nature of the area, noting a strong selection of local primary and secondary schools as a major plus.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers a secure enclosed garden, three bedrooms, and proximity to local primary schools, making it very suitable for young children.
- Teenagers8/10
With an attic dormer conversion, a separate living room, and a location close to DART services and schools, teenagers will appreciate the space and independence.
- Multi-generational Living6/10
The detached nature and generous footprint of 117 m² provide good living space, though the bedroom count is limited to three.
- Single Buyers6/10
A detached home in turnkey condition offers low maintenance, but the price point and size may exceed a typical single buyer's initial needs.
- Couples9/10
Immaculate presentation, a modern renovated kitchen, and stylish extensions make this an exceptional choice for couples looking for long-term space.
- Empty Nesters8/10
The low-maintenance rear garden and walk-in condition appeal heavily to empty nesters seeking to downsize to manageable luxury.
- Retirees7/10
While the property is low maintenance, buyers should verify if stairs to the attic and upper bedrooms present any long-term mobility challenges.
Work
3 areas- Remote Working8/10
Flexible living spaces, including an attic conversion and multiple reception areas, provide excellent environments for home offices.
- Hybrid Commuting9/10
With Howth Junction DART station about a 20-minute walk away and bus services nearby, commuting to the city centre is straightforward.
- Retired7/10
Turnkey condition and low-maintenance outdoor spaces appeal to retirees, though multi-level living should be considered.
Practical
8 areas- Ageing in Place6/10
The property features stairs to upper floors and the attic, meaning buyers should investigate whether modifications would be needed for long-term mobility.
- Low Maintenance9/10
Extensively upgraded with a B BER rating, a new Viessmann combi boiler, and an artificial grass garden, ensuring minimal upkeep.
- Secure Gated Entry6/10
The front features a walled and gated cobblelock driveway, though it is not part of a private gated development.
- Minimalist Design7/10
Clean lines, modern kitchen finishes, and integrated storage offer a contemporary feel.
- Flexible Floor Plans8/10
Extended layout including a family room, converted attic, and walk-in wardrobe provides versatile accommodation.
- Heritage Home2/10
Originally built in 2004, this is a modern detached property rather than a period or heritage home.
- Ecological Setup8/10
Boasts a strong B BER rating and an energy-efficient modern gas combi boiler.
- Outdoor areas8/10
Features a private, low-maintenance rear garden with tiling for outdoor dining, raised flower beds, and dual side passages.
Interests
9 areas- Gardening5/10
The rear garden is heavily optimized for low maintenance with artificial grass and tiling, offering limited traditional gardening space.
- Walking8/10
Good local amenities, walking distance to the DART station, and neighborhood routes support daily walking.
- Gym7/10
Local recreational amenities are nearby, though buyers should verify the exact distance to dedicated fitness clubs.
- Cycling7/10
Suburban location with accessible roads connecting to wider Dublin cycling networks.
- Golf7/10
North Dublin features several well-known golf courses within a short drive.
- Fishing5/10
Coastal proximity offers some sea fishing opportunities, though not directly adjacent to prime inland spots.
- Horse Riding4/10
Equestrian facilities are scarce in this densely populated suburban environment.
- Water Sports7/10
Proximity to the coast allows for convenient access to various water sports activities.
- Entertaining9/10
An open-plan kitchen and dining area with French doors seamlessly linking to a tiled outdoor dining space make this home ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a residential suburb with a private back garden, though typical suburban activity levels apply.
- Rural Living2/10
This is an established urban/suburban residential setting with high connectivity rather than rural seclusion.
- Village Living6/10
Proximity to local shopping centres and neighborhood amenities provides a community-focused feel.
- Coastal Living7/10
Located in Donaghmede, within reasonable reach of North Dublin coastal areas and Howth.
- Urban Living8/10
Excellent public transport links via bus and DART, plus easy airport and motorway access, suit urban professionals.
Social
6 areas- Community Involvement7/10
An established residential area with active local schools, shops, and community facilities.
- Café Culture6/10
Local shopping centres provide basic options, though vibrant café strips require a short trip to neighboring coastal villages.
- Nightlife5/10
Suburban setting with limited local nightlife, requiring travel into central Dublin or nearby towns for extensive entertainment.
- Health/Wellness groups7/10
Access to local sports clubs and community facilities supports health and wellness participation.
- Networking Opportunities6/10
Commuter-friendly transport links make accessing Dublin's business networks efficient.
- Tech-Hub Connectivity8/10
Excellent transport links to major employment and tech hubs across Dublin via road and rail.
Listing information
- Agent
- Sherry FitzGerald Sutton
- Phone
- 01 839 4022
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-82ED0BHouseDelve · 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.