34 Thornfield Square, Clondalkin, Dublin 22D22FF62
€249,000
2 Bed~2 Bath~60 m²~BER D
What you'll like:
- Village Proximity Advantage: Situated just a short stroll from the heart of Clondalkin Village, this location allows buyers to easily access local shops, cafes, and everyday amenities on foot.
- Shopping Centre Access: The Mill Shopping Centre is located within minutes of the development, providing convenient grocery shopping and retail options close to home.
- Public Transport Links: Bus routes located directly at the entrance of the development offer straightforward commuting options without needing to walk far.
- Motorway Accessibility: The M50 Motorway can be reached within a five-minute drive, making regional travel and driving commutes significantly more efficient for motorists.
- Light Rail Proximity: The Red Luas Line is reachable within five minutes by car, providing a reliable fixed-rail transit alternative into the city centre.
- Blank Canvas Potential: Offered as a complete blank canvas, the apartment gives new owners the freedom to redecorate and put their own personal stamp on the interior.
- Vacant Possession: The property is offered to the market vacant with no onward chain, which can help streamline the purchase timeline for eager buyers.
- Two Bedroom Layout: Featuring two double bedrooms, the floor plan offers versatile accommodation suitable for sharing, guests, or a dedicated home office setup.
- Master Ensuite Benefit: The master bedroom benefits from an ensuite bathroom, adding an extra layer of privacy and convenience for the primary occupants.
- Compact Floor Area: Spanning approximately 60 square meters, the compact footprint ensures manageable cleaning and low daily maintenance requirements for busy residents.
- Fitted Wardrobes Included: Both bedrooms come equipped with fitted wardrobes, maximizing floor space and providing immediate storage solutions for new owners.
- Double Glazed Windows: The installation of double glazed windows helps improve interior thermal insulation and reduces street noise intrusion from the surrounding area.
- Secure Development Setting: Positioned within a secure development, the property offers residents enhanced peace of mind regarding building safety and controlled access.
- Stable Asking Price: The asking price has remained stable at €249,000 without upward revisions, suggesting a straightforward pricing strategy by the selling agent.
- First Time Buyer Appeal: The accessible price point and two-bedroom configuration make this an ideal starter option for individuals entering the property market.
- Investment Potential: High rental demand in the surrounding Clondalkin area could attract property investors looking for a ready-to-rent residential asset.
- Downsizer Suitability: The manageable first-floor layout and village-adjacent location appeal strongly to downsizers seeking a simpler lifestyle close to local services.
- Schools Nearby: A great selection of primary and secondary schools are located within the vicinity, making the address practical for future family planning.
- First Floor Convenience: Situated on the first floor, the apartment balances easy stair access with the added security benefits of being elevated above ground level.
- Established Neighborhood: Located in a known residential pocket with repeated agency success, indicating a proven and desirable location within the broader suburb.
But keep in mind:
- Energy Rating Concerns: The property holds a BER rating of D, which indicates sub-optimal energy efficiency and may result in higher heating bills for residents.
- Electric Storage Heating: Fitted with electric storage heaters rather than modern gas or heat pump systems, the heating may be less responsive and more costly to run.
- Annual Management Fees: Annual management fees of approximately €2,200 represent a notable ongoing holding cost that buyers must factor into their yearly budgeting.
- Compact Living Space: At roughly 60 square meters, the total floor area is relatively modest and might feel cramped for households with extensive furniture collections.
- Renovation Costs Required: Because the interior is a blank canvas, buyers should budget for potential upgrade and refurbishment costs to modernize finishes to their taste.
- First Floor Access Limitations: Being a first-floor apartment relying on stairs or potentially a lift, buyers should verify elevator reliability and accessibility for heavy items.
- Management Fee Increases: Buyers should instruct their solicitor to review the management company's financial health to guard against future unexpected fee hikes or special levies.
- Parking Allocation Clarity: The listing does not specify dedicated parking arrangements, so prospective buyers must verify if a designated space is included with the title.
- Lack of Private Outdoor Space: The property details do not mention a private balcony or garden, meaning residents may rely entirely on communal green areas.
- Sound Insulation Uncertainty: Apartment living can involve shared walls and ceilings, so buyers should investigate acoustic insulation levels to prevent potential noise disturbances.
- Development Maintenance Review: Buyers need to check the general upkeep of communal hallways and grounds to ensure the management company maintains high standards.
- Sinking Fund Status: It is critical to investigate whether the development maintains an adequate sinking fund for major capital repairs like roof replacements or exterior painting.
- Rental Cap Restrictions: Investors must verify whether local rental pressure zone rules or corporate entity caps limit the potential rental income achievable here.
- Potential Insurance Costs: Buildings insurance is typically covered by management fees, but contents and specialized apartment policies should be verified for cost.
- Public Transport Reliance: While buses and Luas are nearby, peak-time traffic congestion on local approach roads could impact overall public transit travel speeds.
- Secondary School Capacity: Given high local demand, buyers should verify current enrollment availability at nearby primary and secondary educational institutions.
- Storage Limitations: Beyond fitted wardrobes, the apartment lacks dedicated external storage lockers, making bulky item organization potentially challenging.
- Resale Market Liquidity: Two-bedroom apartments in this price bracket can experience fluctuating buyer demand depending on broader mortgage interest rate trends.
- Ventilation and Damp Checks: Due to the D energy rating, buyers should thoroughly inspect for potential condensation or ventilation issues during the pre-purchase survey.
- Legal Title Verification: Solicitors must carefully review the leasehold covenants, permitted uses, and boundary details to ensure no restrictive clauses affect future enjoyment.
Price positioning
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- The asking price appears undervalued when positioned against recent market evidence for similar units within the immediate development, which consistently achieve substantially higher figures on the open market, indicating an aggressive introductory pricing strategy.
- Strong under-valuation signals are highlighted by comparing the static initial asking price directly against established local transactional benchmarks, where comparable apartments frequently command notable premiums well above this introductory guideline figure.
- Potential factors supporting such a competitive pricing approach include the desire to generate immediate interest and fierce competitive bidding among prospective purchasers, though required interior modernization and management fees could temper enthusiasm.
- Relevant considerations involve the vacant status and lack of an onward chain which enhances buyer appeal, yet the D energy rating and ongoing maintenance costs necessitate careful financial budgeting beyond the headline figure.
Build Analysis
What we know from similar construction types
- The property is a first-floor apartment spanning approximately 60 square meters, featuring two bedrooms, two bathrooms, and double-glazed windows.
- Heating is provided by electric storage heaters, which are common in older apartment developments and may warrant inspection regarding their efficiency and running costs.
- The listing notes management fees of approximately €2,200 per annum, which should be verified by a legal representative along with what services, sinking funds, and maintenance are covered.
- A buyer should investigate the general condition of the building's common areas, structural integrity, fire safety compliance, and any upcoming or historical levies managed by the owners' management company.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the BER rating of D, achieving a higher energy rating through a deep retrofit would typically involve upgrading the electric heating system to a more efficient modern alternative, improving insulation where feasible within apartment guidelines, and potentially upgrading windows or ventilation.
- Estimated costs for a comprehensive apartment energy upgrade of this scale could range between €15,000 and €30,000, depending on the extent of works permitted by the management company and the specific improvements undertaken.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,000 euro to 1,400 euro.
- Explanation: Given the 60 square metre floor area and a D BER rating, the property relies on electric storage heaters which can be less efficient than modern systems, resulting in moderate to high energy usage depending on personal habits.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- General topographical observations for the Clondalkin area suggest a relatively low overall likelihood of widespread flooding, though local surface water pooling during heavy rainfall should be kept in mind.
- Buyers are advised to consult official local authority flood maps and carry out site-specific checks to confirm the precise risk profile for this apartment development.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
79 THORNFIELD SQUARE, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €275,000.00
48 THORNFIELD SQ, WATERY LANE, CLONDALKIN DUBLIN 22
- Sale date
- Declared sale price
- €290,000.00
APT 43, THORNFIELD SQ, WATERY LANE DUBLIN 22
- Sale date
- Declared sale price
- €272,500.00
63 THORNFIELD SQ, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €280,000.00
59 THORNFIELD SQ, WATERY LANE, CLONDALKIN
- Sale date
- Declared sale price
- €282,000.00
Recent sales in the wider Clondalkin area
33 NEW RD, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €605,000.00
APT 43 - WEAVER COURT, NEILSTOWN ROAD, DUBLIN 22
- Sale date
- Declared sale price
- €250,000.00
69 ST JOHNS PARK, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €425,000.00
255 CHERRYWOOD LAWN, NANGOR RD, CLONDALKIN DUBLIN 22
- Sale date
- Declared sale price
- €440,000.00
44 CASTLEGRANGE SQ, NEW NANGOR RD, CLONDALKIN DUBLIN 22
- Sale date
- Declared sale price
- €303,000.00
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 THORNFIELD SQ, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €80,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,490 — 1% of €249,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 800 euro for a structural survey on a 60 square metre apartment.
- Annual home insurance: approximately 300 euro to 600 euro depending on the level of contents and buildings cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Clondalkin area frequently discuss the convenience of living within walking distance of Clondalkin Village and local amenities like The Mill Shopping Centre.
- Transport links are a common topic of discussion on local forums, particularly the accessibility of bus routes at the development entrance and the proximity to the M50 motorway.
- Commuters often note the short drive to the Red Luas line, which facilitates travel into Dublin city centre.
- Local discussions frequently highlight the appeal of the area for first-time buyers and downsizers due to its central location and established community infrastructure.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment has two bedrooms, which offers basic accommodation for a small family, though the 60 m² floor area is compact for raising young children.
- Teenagers4/10
A two-bedroom apartment provides limited privacy and personal space for teenagers, making it less suitable as they grow older.
- Multi-generational Living2/10
With only 60 m² of living space and two bedrooms, this property is far too small to support multi-generational living arrangements.
- Single Buyers9/10
Two double bedrooms and two bathrooms make this apartment an ideal size for single buyers wanting extra space for a home office or guest room.
- Couples9/10
Offering two bedrooms, an ensuite, and an open-plan living setup, this apartment is exceptionally well-suited for couples starting out.
- Empty Nesters8/10
The manageable apartment size and lower maintenance requirements make this a practical choice for empty nesters looking to downsize.
- Retirees7/10
Being a first-floor apartment, retirees should verify lift availability and accessibility for long-term comfort and safety.
Work
3 areas- Remote Working7/10
The second bedroom can easily serve as a dedicated home office, though buyers should verify broadband speeds and connectivity.
- Hybrid Commuting9/10
With bus routes at the entrance and both the M50 and Red Luas Line reachable within five minutes by car, commuting options are fantastic.
- Retired7/10
The property suits retirement from a maintenance perspective, provided the first-floor access meets individual mobility needs.
Practical
8 areas- Ageing in Place4/10
Being a first-floor apartment, buyers should verify if elevator access is available to ensure long-term suitability for ageing in place.
- Low Maintenance8/10
Apartment living generally reduces exterior maintenance burdens, though buyers should factor in management fees of approximately €2,200.
- Secure Gated Entry8/10
The listing notes the property is part of a secure development, providing added peace of mind for residents.
- Minimalist Design8/10
The 60 m² floor area naturally lends itself to a streamlined, minimalist lifestyle.
- Flexible Floor Plans5/10
As a standard apartment layout, structural layout changes are generally restricted by management rules and apartment design.
- Heritage Home1/10
This is a modern apartment development rather than a period or heritage property.
- Ecological Setup4/10
The property holds a D BER rating, indicating that energy efficiency upgrades may be beneficial to improve thermal performance.
- Outdoor areas3/10
As a first-floor apartment, private outdoor amenity space is limited or absent compared to traditional houses with gardens.
Interests
9 areas- Gardening2/10
As a first-floor apartment without private garden space, opportunities for traditional gardening are virtually non-existent.
- Walking7/10
Proximity to Clondalkin Village and local amenities makes daily neighborhood walks convenient and accessible.
- Gym6/10
Standard urban accessibility offers reasonable travel times to local fitness facilities and wellness centers.
- Cycling6/10
The suburban location allows for local cycling, though riders should assess main road safety and secure bike storage options.
- Golf5/10
General regional accessibility allows for reasonable travel times to local golf courses.
- Fishing3/10
The immediate urban and residential surroundings do not offer notable local fishing amenities.
- Horse Riding2/10
Equestrian facilities are not readily accessible from this high-density residential apartment location.
- Water Sports2/10
Inland location offers very limited immediate access to water sports activities.
- Entertaining6/10
The open-plan living and dining room provides a functional space for hosting guests, though overall capacity is limited by the 60 m² footprint.
Lifestyle
5 areas- Quiet Living6/10
Located near Clondalkin Village and public transport links, buyers should expect typical suburban activity levels rather than secluded quiet.
- Rural Living1/10
This is an urban apartment setting with no rural characteristics or open countryside views.
- Village Living9/10
The property is situated just a short stroll away from the heart of Clondalkin Village and local shopping amenities.
- Coastal Living1/10
The location is inland in Dublin with no coastal proximity.
- Urban Living8/10
Excellent proximity to bus routes, the M50, and the Red Luas Line provides strong connectivity to wider urban centres.
Social
6 areas- Community Involvement6/10
Proximity to the village offers opportunities to engage with local community groups and neighborhood activities.
- Café Culture8/10
A variety of cafes and bars right on the doorstep in Clondalkin Village support an active local café culture.
- Nightlife5/10
While local pubs and bars are nearby, more extensive nightlife options require travel into central Dublin.
- Health/Wellness groups6/10
Local community facilities and nearby urban centers offer access to various fitness and wellness clubs.
- Networking Opportunities5/10
Networking is primarily accessible by commuting into broader Dublin business and tech hubs.
- Tech-Hub Connectivity7/10
Good transport links via the Luas and M50 make travel to Dublin's major tech and employment hubs relatively straightforward.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-E581A1HouseDelve · 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.