
34 Oakley Grove, Blackrock, Co. DublinA94R9F4
€995,000
4 Bed~2 Bath~133 m²~BER E
What you'll like:
- Desirable Blackrock Location: Positioned in a quiet residential cul-de-sac within easy walking distance of local village amenities, excellent schools, and nearby public transport links for convenient commuting.
- Detached Bungalow Appeal: Rare detached single-level footprint offers long-term living flexibility and strong appeal for downsizers or families seeking accessible accommodation in a mature neighbourhood.
- Generous Floor Area: Measuring approximately 133 square metres, excluding additional attic conversion space, providing well-proportioned rooms and comfortable day-to-day living accommodation for growing families.
- Private Rear Garden: Beautiful mature plot laid mainly in lawn with established greenery and a patio area, offering excellent seclusion and an ideal space for outdoor relaxation.
- Extension Potential: Large plot size and favourable layout allow significant scope to further extend the existing footprint subject to acquiring the relevant local planning permissions.
- Off-Street Parking: Spacious front driveway accommodates parking for multiple vehicles securely off the main road, enhancing convenience for busy households and visiting guests.
- Light-Filled Living: Large picture windows in the open-plan living and dining areas flood the primary rooms with abundant natural light throughout the daytime hours.
- Functional Utility Space: Covered side passage utility room provides convenient external access and dedicated plumbing for laundry appliances away from main living zones.
- Flexible Attic Conversion: Substantial floored attic space complete with Velux windows and an en-suite shower room offers versatile accommodation for a home office, playroom, or storage.
- Proximity to Parks: Located a short stroll from popular local green spaces like Blackrock and Carysfort Parks, providing wonderful recreational amenities for families and pet owners.
- Established Neighborhood: Situated within a mature and well-maintained residential enclave known for strong community stability and consistently high long-term property desirability.
- Good Room Proportions: Four well-sized bedrooms provide ample flexibility for family sleeping arrangements, guest rooms, or dedicated work-from-home study spaces.
- Multiple Bathrooms: Includes a family bathroom, an en-suite style shower room, and an additional attic shower facility, reducing morning congestion for busy households.
- Built-In Storage: Bedrooms feature integrated wardrobes and the property benefits from dedicated cloakroom and eaves storage spaces to help keep living areas clutter-free.
- Fireplace Feature: Well-appointed fireplace with a gas fire and attractive mantle piece serves as a cosy focal point in the main reception room.
- Outdoor Connection: Sliding patio doors in one of the downstairs bedrooms provide direct access out into the private rear garden for seamless indoor-outdoor living.
- Educational Access: Close proximity to several highly regarded primary and secondary schools makes this an exceptional address for families prioritizing education.
- Retail Convenience: Short distance to local shopping in Blackrock and Stillorgan villages, plus Dunnes Stores on Newtown Park Avenue for effortless grocery shopping.
- Stable Asking Price: The asking price of nine hundred ninety-five thousand euros has remained unchanged since initial tracking began, suggesting a firm vendor pricing strategy.
- Solid Maintenance Record: Property presents in good overall order following careful upkeep over the years, allowing buyers to move in comfortably while planning upgrades.
But keep in mind:
- Poor Energy Rating: Holds an E BER rating with an energy performance indicator of nearly three hundred kilowatt-hours, indicating substantial thermal inefficiency and high heating costs.
- Modernisation Required: Requires comprehensive upgrading and modernisation throughout, meaning buyers should budget significantly for cosmetic and structural renovation works post-purchase.
- Retrofit Capital Costs: Achieving a modern energy efficiency standard will require substantial financial investment in insulation, windows, and potentially a heat pump system.
- Attic Compliance Check: Buyers should verify that the attic conversion and its associated bathroom facilities fully comply with local building regulations and planning permissions.
- Single-Glazed Elements: Potential presence of older window units or legacy fixtures that may contribute to heat loss and require immediate replacement for comfort.
- Heating System Age: The current gas fire and central heating setup should be professionally inspected to determine remaining lifespan and safety compliance.
- Bathroom Upgrades Needed: Existing bathroom suites show dated finishes and may require complete modernization to meet contemporary aesthetic and functional expectations.
- Kitchen Replacements: The current kitchen and fitted appliances would benefit from a comprehensive redesign and replacement to optimize modern culinary workflows.
- Flooring Replacement: Much of the house features wooden-style laminate flooring that may show wear and tear, necessitating budgeting for eventual floor finishes renewal.
- Eaves Access Limits: Eaves storage and attic spaces have restricted head height, which may limit their practical utility for bulky storage items.
- Drainage Inspection: Buyers should commission a thorough CCTV drain survey to check the condition of underground drainage pipes given the mature trees nearby.
- Roof Condition Review: The age and structural integrity of the main roof require professional surveying to ensure no hidden leaks or slate deterioration exist.
- Electrical System Audit: Older properties often require complete rewiring to safely support modern domestic power loads and safety standards; an electrical survey is essential.
- Boundary Verification: Buyers must ensure their legal representative meticulously checks title deeds and boundary lines to confirm the exact extent of the garden plot.
- Planning Precedents: Anyone planning future extensions should consult local planning policies to understand restrictions regarding site coverage and neighboring light.
- Ventilation Improvements: Lack of modern mechanical ventilation in older bathrooms and utility areas can lead to moisture retention requiring upgraded extractor fans.
- Insulation Deficits: Wall and floor insulation levels are likely below modern building standards, contributing to the poor energy rating noted in the BER certificate.
- Traffic and Parking: While the cul-de-sac is quiet, local arterial routes into Blackrock can experience peak-hour congestion affecting daily commute times.
- Renovation Disruption: Undertaking necessary modernization works while occupying the property will cause significant lifestyle disruption and temporary inconvenience.
- Pricing Alignment: At nearly one million euros for an E-rated home requiring updates, buyers must carefully evaluate if the market value aligns with total renovation costs.
Price positioning
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- The asking price of €995,000 appears slightly elevated relative to historical transactions on the same street, reflecting strong location premiums and detached housing scarcity in Blackrock despite needing substantial capital investment for modernization and energy upgrades.
- Valuation signals show a tension between the desirable cul-de-sac setting with generous square footage and the poor energy rating of E, which demands immediate financial outlay from prospective buyers to achieve modern efficiency standards.
- Support for this price point relies heavily on the large private garden and expansive floor area with extension potential, while factors that could undermine it include competing properties with better BER ratings in the wider area.
- The stable asking-price history without reductions indicates firm seller expectations, though prevailing market conditions and the necessary modernization work may invite negotiation from prospective purchasers aiming to offset future renovation costs.
Build Analysis
What we know from similar construction types
- The property is a detached bungalow measuring approximately 133 square meters of main floor area, with an additional converted attic footprint bringing the total space up to roughly 161 square meters.
- A buyer should investigate the building compliance and planning history regarding the converted attic space and its associated sanitary facilities to ensure all necessary local authority permissions were obtained.
- Given the property type and layout, there is notable potential for extension, though any major structural changes would be subject to relevant planning permissions.
- The house presents in good overall order but is in need of modernisation to meet contemporary living standards and energy efficiency expectations.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds an E BER rating, indicating poor energy efficiency and high heat loss through the building fabric.
- A comprehensive deep retrofit to bring the home up to a modern B2 or A rating is estimated to cost between 60,000 and 90,000 euros.
- This estimated cost would cover external wall insulation, upgrading windows and doors, installing a modern heat pump system, attic insulation enhancements, and airtightness improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2,200 to 2,800 euro.
- Given the poor BER rating of E and a floor area of 133 square metres, the property has a high energy demand, resulting in elevated heating expenses that the buyer should investigate further for potential upgrades.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban area well removed from heavy industrial zones, major landfills, or active incinerators.
- Any historical or low-level industrial concerns in the wider South Dublin region are distant, though prospective buyers should verify local environmental records for complete peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The immediate vicinity around Oakley Grove generally exhibits a low apparent risk of fluvial or pluvial flooding based on regional topography.
- Given the proximity to parts of the coastal Dublin region, localized surface water pooling during extreme weather events should be investigated by the purchaser.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
25 OAKLEY GROVE, BLACKROCK, CO DUBLIN
- Sale date
- Declared sale price
- €840,000.00
33 OAKLEY GROVE, BLACKROCK, CO DUBLIN
- Sale date
- Declared sale price
- €896,000.00
Recent sales in the wider Blackrock area
DAWSON LODGE, CROSS AVE, BLACKROCK
- Sale date
- Declared sale price
- €2,300,000.00
18 SHANDON PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €960,000.00
2 MOUNTBROOK, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €475,000.00
APT 3 FRASCATI HALL, SWEETMANS AVE, BLACKROCK
- Sale date
- Declared sale price
- €550,000.00
1A ARDMEEN PARK, BLACKROCK, COUNTY DUBLIN
- Sale date
- Declared sale price
- €1,000,000.00
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: €9,950 — 1% of €995,000.
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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 are estimated between 1,500 and 3,000 euro plus VAT and outlays.
- Land registration fees typically range from 400 to 800 euro depending on the property value and registration type.
- Property valuation fees generally cost between 150 and 300 euro.
- Surveyor fees for a detached house of this size range from 500 to 1,200 euro.
- Annual home insurance is estimated between 400 and 800 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Residents frequently highlight Blackrock as a highly desirable and mature residential location due to its proximity to coastal walks and local parks like Blackrock Park and Carysfort Parks.
- Local community discussions often focus on the excellent selection of well-established primary and secondary schools in the immediate area.
- Traffic congestion during peak commuting hours around major thoroughfares connecting to Blackrock village and Stillorgan is a frequent topic among locals.
- Homeowners in the surrounding neighborhoods often discuss potential extension and renovation projects, given the popularity of detached and semi-detached properties in the cul-de-sacs of the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a large private rear garden and a quiet cul-de-sac location, making it very safe and suitable for young children, though some internal modernization may be desired.
- Teenagers8/10
Four double bedrooms and an additional attic room provide ample space for teenagers, and the close proximity to Blackrock village and schools adds great convenience.
- Multi-generational Living7/10
The single-level detached bungalow layout with four bedrooms offers good flexibility, although the attic conversion adds extra utility that could suit extended family members.
- Single Buyers5/10
While spacious and well-located, the 133 square meter detached footprint and asking price of €995,000 may exceed the typical requirements and budget of a single buyer.
- Couples8/10
Offers generous accommodation and a fantastic forever-home potential for couples looking to settle down in a prime Dublin coastal suburb.
- Empty Nesters9/10
A detached bungalow layout is ideal for downsizing without sacrificing garden space or bedroom count, facilitating easier single-level living.
- Retirees9/10
The property provides excellent potential for ageing in place due to its primary ground-floor bedroom accommodation, quiet cul-de-sac setting, and proximity to local village amenities.
Work
3 areas- Remote Working8/10
The property includes a study room and an attic space that can easily accommodate multiple home office setups.
- Hybrid Commuting9/10
Benefiting from excellent public transport facilities and a prime Blackrock location, hybrid commuting to Dublin city center is highly feasible.
- Retired9/10
Single-level ground floor bedroom options and close proximity to healthcare and local shops make it ideal for retirees.
Practical
8 areas- Ageing in Place9/10
Detached bungalow layout with ground-floor bedrooms and bathroom facilities makes this an exceptional home for ageing in place.
- Low Maintenance6/10
The property is in need of some modernization and holds a BER rating of E, indicating that buyers should budget for energy upgrades and maintenance.
- Secure Gated Entry4/10
Features off-street parking in the driveway with an alarm panel, but lacks a secure gated entrance.
- Minimalist Design4/10
Currently configured as a traditional detached bungalow with defined rooms and a classic layout rather than a minimalist architectural style.
- Flexible Floor Plans9/10
Flexible accommodation featuring four bedrooms, a study, a large attic space, and potential to extend subject to planning permission.
- Heritage Home3/10
A well-maintained detached bungalow from a mature residential era rather than a protected historic heritage structure.
- Ecological Setup4/10
With a BER rating of E (299.80 kWh/m2/yr), the property requires significant energy efficiency improvements to achieve a modern ecological setup.
- Outdoor areas9/10
Boasts a large, private rear garden with mature trees, lawn, and patio area, alongside ample off-street parking at the front.
Interests
9 areas- Gardening8/10
Features an impressive private rear garden primarily laid in lawn with mature trees, greenery, and a patio area.
- Walking9/10
Close proximity to local parks such as Blackrock and Carysfort Parks, as well as walkable village amenities.
- Gym7/10
Standard access to local suburban wellness facilities and fitness amenities in the surrounding Blackrock and Stillorgan areas.
- Cycling7/10
Good suburban connectivity for cycling into local villages and toward coastal routes, though buyers should verify dedicated cycle lane infrastructure.
- Golf7/10
Well positioned within South County Dublin, offering reasonable access to several established golf clubs in the wider region.
- Fishing5/10
Coastal proximity offers some sea fishing opportunities, but inland angling requires travel outside the immediate suburban locale.
- Horse Riding4/10
Equestrian facilities are limited in this densely populated suburban coastal area.
- Water Sports7/10
Proximity to the Dublin coastline makes it convenient for sea swimming, sailing, and various water sports.
- Entertaining8/10
Generous open-plan living and dining accommodation combined with a private patio and large rear garden make this home well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a lovely residential cul-de-sac, the property offers a peaceful and private living environment away from heavy through traffic.
- Rural Living2/10
This is a firmly suburban location minutes from Blackrock village rather than a rural setting.
- Village Living9/10
Within a short stroll of both Blackrock and Stillorgan villages, providing immediate access to local shops, restaurants, and bars.
- Coastal Living8/10
Located in Blackrock, Co. Dublin, offering close proximity to the coast and marine amenities.
- Urban Living7/10
Provides good access to Dublin's suburban infrastructure and transport links, balancing suburban calm with urban convenience.
Social
6 areas- Community Involvement8/10
Established residential cul-de-sac setting with strong community ties and active local associations in Blackrock.
- Café Culture9/10
Short walk to Blackrock village which is renowned for its vibrant array of local cafes, artisan shops, and restaurants.
- Nightlife7/10
Local pubs and bars are accessible within the village, with more extensive nightlife easily reachable in central Dublin.
- Health/Wellness groups8/10
Proximity to parks, local sports clubs, and wellness groups operating around Blackrock and Stillorgan.
- Networking Opportunities7/10
Good connectivity to South Dublin business nodes and professional communities.
- Tech-Hub Connectivity7/10
Buyers should verify the specific broadband speeds available at the property, though general connectivity to Dublin's tech hubs is solid.
Listing information
- Agent
- Sherry FitzGerald Blackrock
- Phone
- 01 288 0088
- Current status
- active
- Published on HouseDelve
- 19 October 2026
- Correction
- Report an issue
HD-7A5DF8HouseDelve · 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.