
34 Eaton Terrace, Rathcoole, Co. DublinD24V22A
€275,000
2 Bed~2 Bath~77 m²~BER C
What you'll like:
- Village Centre Location: The property is positioned right in the heart of Rathcoole village, putting local amenities, shops, and eateries within a convenient short stroll for daily convenience.
- Ground Floor Convenience: Offering a ground floor position within the prestigious Eaton development, this home ensures easy step-free access which appeals strongly to a wide range of buyers.
- Generous Floor Area: Spanning approximately 77 square meters, this extra-large two-bedroom apartment provides significantly more breathing room and living space than many standard apartment units on the market.
- Sunny South Orientation: A desirable south-facing orientation floods the interior with natural light and extends onto a private patio area overlooking the well-kept central courtyard space.
- Dual Bathroom Setup: Featuring both a main family bathroom and a master ensuite, the layout minimizes morning queues and provides practical private facilities for residents and visiting guests alike.
- Modern Condition: Having been well maintained and upgraded in recent years by current owners, the interior presents in great condition with top-quality flooring and fully tiled bathroom suites.
- Dedicated Parking Space: Includes a secure designated parking space located within the underground garage area, providing valuable peace of mind and protection for vehicle owners in a busy village setting.
- Excellent Commuter Access: Immediate access to the N7 road network puts both the M50 motorway and the Red Cow Luas terminus within a short five-minute drive for commuters.
- Built-In Storage: Both double bedrooms feature built-in wardrobes, complemented by extra storage rooms off the entrance hallway to help keep living areas clutter-free and highly organized.
- Open Plan Layout: The massive open-plan living and dining area connects smoothly with a fully fitted kitchen, creating an ideal social environment for modern entertaining and relaxing evenings.
- Rental Investment Potential: Strong local rental demand and a layout well suited to tenants make this an attractive candidate for investors looking to capitalize on high regional yields.
- First Time Buyer Appeal: Offering an affordable entry point into the housing market with two double bedrooms, this residence serves as an ideal stepping stone for first-time purchasers.
- Passenger Lift Access: The building provides both lift and stairs access, ensuring upper levels or basement parking areas remain easily reachable for residents with heavy shopping or buggies.
- Double Glazed Windows: Fitted with double-glazed windows throughout, the apartment benefits from enhanced thermal retention and reduced external street noise for a quieter indoor environment.
- Gas Fired Central Heating: Equipped with independent gas-fired central heating, allowing occupants to easily manage and control their domestic heating schedules and indoor comfort levels year-round.
- Green Space Proximity: Rathcoole Park is located within a very short stroll of the development, offering wonderful outdoor walking trails and recreational green spaces right on your doorstep.
- Renowned Local Attractions: Proximity to famous local landmarks such as Avoca and An Poitin Stil enhances the lifestyle appeal and convenience of living in this specific suburban pocket.
- Stable Asking Price: The asking price has remained stable at €275,000 without erratic upward adjustments, suggesting a straightforward and realistic initial pricing strategy from the selling side.
- Fully Tiled Finishes: Both the main family bathroom and the master ensuite come fully tiled, offering a clean, durable, and low-maintenance finish that resists moisture damage effectively.
- Private Patio Space: Double doors lead directly from the main living area out to a private patio, offering a seamless indoor-outdoor connection for sunny days and outdoor relaxation.
But keep in mind:
- Management Fee Burden: Annual management fees of approximately €1,500 must be factored into your ongoing household budget, and buyers should verify what specific communal services these fees cover.
- Ground Floor Security: Ground floor apartments can sometimes experience higher foot traffic outside windows or patio doors, making adequate security measures and window locks essential to investigate.
- Courtyard Noise Exposure: Overlooking the central courtyard means the apartment may occasionally catch ambient noise from neighbors passing by or gathering in shared outdoor amenity spaces.
- Apartment Complex Density: High-density living within the Eaton development requires reliance on a management company for exterior maintenance, structural upkeep, and timely communal repairs.
- C2 Energy Rating: A BER rating of C2 indicates that energy efficiency is average rather than top-tier, meaning heating bills might be higher compared to more modern A-rated properties.
- Future Fee Inflation: Management fees are subject to future increases driven by insurance premiums and inflation, which buyers should review alongside the historical accounts of the owners corporation.
- Sinking Fund Health: Buyers must instruct their solicitor to thoroughly investigate the status of the development sinking fund to ensure adequate reserves exist for major future capital expenditure works.
- Leasehold Restrictions: As an apartment within a managed development, owners will be bound by house rules regarding pets, subletting, structural alterations, and the use of communal parking areas.
- Parking Allocation Rules: The buyer should verify the exact location and legal title of the designated underground parking space to ensure there are no height restrictions or proximity issues.
- Refuse Management Setup: Prospective purchasers should check the location and operational efficiency of the communal bin stores to ensure convenient disposal of household waste without nuisance.
- Shared Entrance Maintenance: Hallways, lifts, and stairwells are shared communal areas, meaning buyers should observe their cleanliness and upkeep during viewings to gauge management standards.
- Lack of Private Garden: While the property features a sunny patio, it lacks a private enclosed green garden, which might be a drawback for buyers with pets or young children.
- Village Traffic Congestion: Being located in the heart of Rathcoole village may expose the immediate approach roads to local rush-hour congestion and traffic movements near commercial outlets.
- No Recent Price Reductions: The recorded asking price has remained unchanged at €275,000, indicating the seller may currently hold a firm stance on valuation with limited immediate room for early discounts.
- Underground Parking Ventilation: Underground parking facilities should be inspected for proper lighting, drainage, and security measures to prevent dampness or vehicle security vulnerabilities.
- Sound Insulation Quality: Buyers should check the acoustic insulation between the ground floor ceiling and the apartment above to ensure footsteps or upstairs activity do not create undue disturbance.
- Fire Safety Compliance: Solicitors should review the fire safety certification and recent compliance reports for the multi-unit apartment block to ensure peace of mind regarding building regulations.
- Insurance Premium Trends: Rising national apartment insurance costs could impact future management company overheads, potentially leading to steeper service charge demands in upcoming years.
- Resale Market Liquidity: Two-bedroom apartments in suburban village locations can sometimes face localized competition from new developments, which buyers should weigh for long-term resale liquidity.
- Patio Privacy Levels: Since the south-facing patio opens toward the courtyard area, buyers should assess whether neighboring pathways compromise private outdoor seating and relaxation.
Price positioning
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- The asking price appears undervalued relative to recent comparable transactions on the same street and wider area, where similar apartments have achieved noticeably higher realized prices.
- Valuation signals indicate strong potential upside because the listed figure sits below recent local market benchmarks despite favorable features like a south facing patio and good floor area.
- Such a competitive pricing strategy could be supported by high market demand or seller motivation for a quick transaction, though it might be undermined by management fees or structural constraints.
- Overall, the property presents a compelling entry point for buyers compared to historical norms and neighboring sales, suggesting room for competitive bidding and upward pressure during negotiations.
Build Analysis
What we know from similar construction types
- The property is a ground floor apartment spanning approximately 77 square metres, featuring two double bedrooms, two bathrooms, and an open-plan living and dining area with patio access.
- Buyers should investigate the annual management fees, which are noted to be approximately 1,500 per annum, to understand what maintenance, insurance, and communal upkeep are covered.
- As an apartment within a managed development, buyers should verify the sinking fund status, fire safety compliance in communal areas, and lift maintenance records.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is €800 to €1,100, assuming standard usage of the gas fired central heating system for a 77 square meter ground floor apartment with a C BER rating.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly residential and suburban village setting within Rathcoole, generally removed from heavy industrial zones.
- No major hazardous industrial facilities, active landfills, or prominent waste incinerators are immediately adjacent to the development, though buyers should verify local municipal environmental reports for complete historical context.
Flood Safe
8/10Water overflow reports to follow up
- The development is situated in the heart of Rathcoole village on a ground-floor level, and general topographical indicators suggest a low baseline risk of major river or coastal flooding.
- Buyers should consult detailed local drainage maps and specific OPW flood risk assessments to verify whether heavy rainfall events impact localized surface water management or parking areas.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
42 EATON TERRACE, RATHCOOLE, DUBLIN
- Sale date
- Declared sale price
- €305,000.00
27 EATON TERRACE, EATON DR, RATHCOOLE
- Sale date
- Declared sale price
- €331,000.00
8 EATON TERRACE, MAIN ST, RATHCOOLE
- Sale date
- Declared sale price
- €300,000.00
APT 10, EATON TERRACE, RATHCOOLE
- Sale date
- Declared sale price
- €260,000.00
36 EATON TERRACE, MAIN ST, RATHCOOLE
- Sale date
- Declared sale price
- €262,000.00
Recent sales in the wider Rathcoole area
14 BLACKTHORN HILL VIEW, RATHCOOLE, DUBLIN
- Sale date
- Declared sale price
- €503,000.00
10 COOLAMBER RD, RATHCOOLE, DUBLIN
- Sale date
- Declared sale price
- €500,000.00
65 THE COURTHOUSE APTS, RATHCOOLE, DUBLIN
- Sale date
- Declared sale price
- €310,000.00
20 PEYTON DRIVE, STONEY LANE, RATHCOOLE
- Sale date
- Declared sale price
- €513,000.00
22 PEYTON AVE, STONEY LANE, RATHCOOLE
- Sale date
- Declared sale price
- €650,000.00
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
34 EATON TERRACE, EATON DR, RATHCOOLE
- Sale date
- Declared sale price
- €253,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,750 — 1% of €275,000.
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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: €1,500 to €2,500 excluding outlay and VAT.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €250 for a standard mortgage valuation.
- Surveyor fees: €350 to €700 depending on the level of detail required for the apartment.
- Annual home insurance: €300 to €600 based on standard contents and buildings coverage.
Forum Talk
What people are saying about this area
- Residents in Rathcoole frequently highlight the strong sense of village community combined with excellent proximity to local amenities such as Rathcoole Park and Avoca.
- Transport links are a common topic of discussion, with locals noting the convenience of the nearby N7 and M50 motorways for commuting into Dublin.
- Commuters often discuss public transport options, noting that while the Red Cow Luas terminus is accessible by car, local bus services are the primary direct transit option from the village.
- There is ongoing local interest in the balance between village heritage and new residential developments in the surrounding South Dublin area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The ground floor two-bedroom apartment provides single-level living which can be convenient for young families, though apartments inherently lack private enclosed gardens. Rathcoole Park and local amenities are within a short stroll.
- Teenagers4/10
With two double bedrooms and 77 square metres of space, accommodation is somewhat limited for teenagers as they grow older, though the village location offers good local independence.
- Multi-generational Living2/10
A two-bedroom ground floor layout with 77 square metres is generally too compact for multi-generational living arrangements, lacking separate reception areas or independent annexes.
- Single Buyers9/10
An ideal entry point for first-time buyers looking to get on the property ladder with generous proportions, two double bedrooms, an ensuite, and a central village location.
- Couples8/10
Provides excellent spacious open-plan living, a sunny south-facing patio, and proximity to local amenities, making it very suitable for couples starting out.
- Empty Nesters8/10
Ground floor access, low maintenance requirements, and proximity to village shops and cafes make this a very comfortable option for downsizing.
- Retirees8/10
Benefits from ground floor positioning, lift and stairs availability, and secure designated parking, though buyers should verify long-term accessibility features for ageing in place.
Work
3 areas- Remote Working8/10
Generous living space and two double bedrooms allow for a dedicated home office setup, though buyers should verify broadband speeds.
- Hybrid Commuting9/10
Immediate access to the N7, proximity to the M50 motorway, and the Red Cow Luas terminus within five minutes by car make commuting highly practical.
- Retired8/10
Easy ground-floor access and a secure designated parking space suit a retired lifestyle well.
Practical
8 areas- Ageing in Place7/10
Ground floor layout avoids interior stairs, though buyers should verify wider accessibility features such as doorway widths and bathroom grab rails.
- Low Maintenance9/10
Apartment living with managed upkeep, management fees of approximately 1,500 per annum, and secure designated parking ensure minimal property upkeep.
- Secure Gated Entry7/10
Features underground parking and secure designated parking spaces within a prestigious development.
- Minimalist Design8/10
Open-plan living, good storage room, and clean modern finishes lend themselves well to minimalist styling.
- Flexible Floor Plans5/10
Standard two-bedroom apartment layout with fixed partition walls offering limited structural flexibility.
- Heritage Home1/10
A modern apartment development rather than a period or heritage property.
- Ecological Setup5/10
Features a BER C rating, meaning there may be potential for energy efficiency upgrades by future owners.
- Outdoor areas6/10
Includes a sunny south-facing patio area overlooking the courtyard, offering manageable private outdoor space.
Interests
9 areas- Gardening3/10
Features a sunny south-facing patio area overlooking the courtyard rather than a traditional private garden, limiting extensive gardening opportunities.
- Walking8/10
Rathcoole Park and all local village amenities are within walking distance, offering pleasant local routes.
- Gym7/10
Local sports and leisure facilities are found within a short stroll in the surrounding area.
- Cycling6/10
The village setting allows for local cycling, though arterial routes require caution during peak commuting times.
- Golf6/10
Several golf courses in the broader South Dublin and Kildare borders are accessible by car.
- Fishing2/10
Limited immediate opportunities for fishing directly from a suburban village apartment.
- Horse Riding3/10
Equestrian facilities are generally located further out in the surrounding countryside rather than the immediate village centre.
- Water Sports1/10
Inland location offers no immediate access to water sports.
- Entertaining7/10
Massive open-plan living and dining area with direct access to a sunny south-facing patio makes hosting guests straightforward.
Lifestyle
5 areas- Quiet Living5/10
Situated in the heart of Rathcoole village, residents enjoy a settled community feel, though central village settings can experience daytime activity and traffic noise.
- Rural Living2/10
This is a suburban village apartment development rather than a rural setting, though nearby parks offer green spaces.
- Village Living10/10
Located right in the heart of Rathcoole village with Avoca, shops, cafes, and restaurants within a short stroll.
- Coastal Living1/10
Inland Co. Dublin location with no proximity to the coast.
- Urban Living6/10
Offers convenient access to major road networks like the N7 and M50, alongside public transport links like the Red Cow Luas terminus within a short drive.
Social
6 areas- Community Involvement7/10
Rathcoole village offers a strong local community feel with active local groups and amenities.
- Café Culture8/10
Proximity to Avoca and local cafes in the village provides a vibrant local café culture.
- Nightlife6/10
Local establishments like An Poitin Stil and village venues offer good local socializing options without heading into the city centre.
- Health/Wellness groups7/10
Local leisure facilities and community groups support health and wellness activities.
- Networking Opportunities5/10
Mainly a residential village setting, so formal business networking opportunities are limited locally.
- Tech-Hub Connectivity6/10
Good road and transport links connect to major employment and tech hubs across Dublin, though buyers should verify local fibre broadband infrastructure.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-57D6B3HouseDelve · 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.