35 Lower Churchtown Road, Churchtown, Dublin 14D14EY82
€525,000
2 Bed~1 Bath~65 m²~BER E
What you'll like:
- Prime Dublin 14 location: Situated in a highly sought-after neighbourhood within a short stroll of local amenities, ensuring strong long-term property value retention.
- Excellent Luas connectivity: Located just a short distance from Windy Arbour Luas station, providing fast and convenient public transport access directly into the city centre.
- Direct golf views: Positioned directly overlooking Milltown Golf Club to the front, offering a pleasant and permanent green outlook across the fairway.
- Generous front garden: Features an expansive front garden measuring approximately 57 feet in length, providing a substantial set-back from the main road.
- Off-street parking provision: The large front garden area includes valuable off-street parking space, a significant practical advantage for busy urban locations.
- Massive rear garden: Boasts an impressive east-facing rear garden measuring approximately 110 feet long, offering exceptional outdoor space for family recreation.
- Major extension potential: The substantial plot size provides incredible scope to significantly extend the existing footprint to the rear, subject to obtaining planning permission.
- Historic character appeal: Dates back to the late 1920s as a charming mid-terrace two-storey home, offering wonderful period proportions and traditional architectural features to restore.
- Complete blank canvas: Offered in need of refurbishment and modernisation, allowing the incoming buyer to completely design and finish every room to their exact personal taste.
- Proximity to river walks: The scenic Dodder Linear Park is within a short stroll, offering pleasant walking paths and immediate access to nature.
- New greenway access: The nearby Dodder Walk links directly into the developing Dodder Greenway, providing dedicated pedestrian and cycling routes toward the city.
- Established local dining: Surrounded by popular neighbourhood eateries and gastro-pubs including The Dropping Well, Wilde and Green, and Howards Way.
- Convenient grocery shopping: SuperValu and various local shops are situated within easy walking distance, making daily errand running entirely effortless.
- Diverse sporting facilities: The surrounding area is exceptionally well-catered with numerous local golf clubs, tennis courts, and walking groups nearby.
- Renowned educational options: Positioned within easy access of an excellent range of prestigious primary and secondary schools, including Alexandra College and Gonzaga College.
- Convenient regional access: Provides straightforward driving connectivity to the M50 motorway network, facilitating easy travel to destinations across the wider Dublin region.
- Walkable village amenities: Within comfortable walking distance of the thriving hubs of Milltown, Churchtown, and Rathgar for comprehensive local services.
- Established residential setting: Located in a mature community with a proven track record of desirability among families and professionals alike.
- Functional two-bedroom layout: Comprises two well-proportioned bedrooms upstairs alongside a central bathroom, representing an ideal footprint for starter homes or downsizers.
- Open fireplace feature: The living room includes a traditional open fire with a tiled mantlepiece and stone inset, creating a cosy focal point for the space.
But keep in mind:
- Poor energy rating: The property holds a low BER rating of E, which indicates significant thermal inefficiency and high potential heating costs for a buyer.
- Extensive modernisation required: The description notes the house is in need of refurbishment, meaning buyers should budget substantially for comprehensive internal upgrades.
- Outdated heating systems: An E-rated 1920s home likely requires a complete overhaul of its heating, plumbing, and electrical infrastructure before it is comfortable to inhabit.
- Compact floor area: Measuring approximately 65 square metres (700 square feet), the internal footprint is quite compact and will require careful spatial planning.
- Single bathroom limitation: Features only one bathroom serving the entire two-bedroom accommodation, which may feel restrictive for modern family living arrangements.
- Planning permission uncertainty: While the large gardens offer clear potential to extend, buyers must investigate local planning precedents before relying on adding extra square footage.
- Potential insulation costs: Upgrading the building fabric to modern thermal standards will necessitate substantial financial investment in roof, wall, and window insulation.
- Busy arterial road context: Situated on Lower Churchtown Road, prospective buyers should inspect potential traffic noise levels during peak morning and evening commute times.
- Upstairs bathroom configuration: The single bathroom is located on the upper level, meaning there is no convenient downstairs guest water closet for visitors.
- Potential window replacement: Older dwellings of this vintage frequently feature dated single or early double glazing that will need replacement to improve energy performance.
- Garden maintenance demands: Maintaining both a 57-foot front garden and an expansive 110-foot rear garden will require considerable ongoing landscaping and gardening effort.
- East-facing rear orientation: While the 110-foot garden is long, an east-facing orientation means direct sunlight in the rear will primarily be limited to morning hours.
- Renovation financing complexity: Securing mortgage lending for a property requiring extensive structural and cosmetic refurbishment can sometimes involve specialized lender requirements.
- Temporary alternative accommodation: Due to the scale of the required modernization works, buyers will likely need to rent elsewhere during the construction phase.
- Hidden structural defects: Older 1920s properties can occasionally conceal issues such as damp, timber rot, or outdated wiring that a thorough structural survey should investigate.
- Kitchen and utility integration: The kitchen area is compact and plumbed for laundry appliances, meaning layout efficiency will need careful architectural redesign.
- Party wall considerations: As a mid-terrace home, any planned extensions or structural refurbishments will require careful navigation of party wall agreements with neighbours.
- Upgrading ventilation needs: The addition of modern insulation will require careful consideration of adequate mechanical ventilation to prevent indoor moisture accumulation.
- Restricted off-street turning: Depending on the exact layout of the 57-foot front garden and driveway approach, vehicle maneuvering space onto the main road should be checked.
- Compliance verification: Buyers should verify that all existing internal layouts and any historical minor alterations comply fully with local building regulations and planning history.
Price positioning
?
- The asking price appears attractively positioned compared to broader regional comparables because the home requires extensive modernization and holds a weak energy efficiency rating that will necessitate significant immediate capital expenditure by any prospective buyer.
- Under-valuation signals include the relatively modest floor area of sixty-five square meters and poor building energy rating, which together discount the asset significantly against fully upgraded neighboring properties achieving substantially higher transaction values.
- Such a pricing strategy could be supported by the extensive garden sizes and prime location near transit links, while factors that might undermine this level include structural renovation costs and hidden modern compliance issues.
- Overall, the quoting figure reflects a realistic entry point for a dated footprint requiring comprehensive overhaul, balancing desirable neighborhood amenities against the substantial investment needed to bring the dwelling up to modern living standards.
Build Analysis
What we know from similar construction types
- The property is a mid-terraced two-storey home dating back to the late 1920s with a floor area of approximately 65 square metres.
- The listing explicitly states that the property is in need of refurbishment and modernisation, indicating that a buyer should budget for significant structural and cosmetic updates.
- The property features both front and rear gardens with potential to extend subject to obtaining the necessary planning permission, which a buyer should verify with local authorities.
- Given its age, a buyer should investigate the condition of the roof, electrics, plumbing, and heating systems, as well as check for any damp or insulation issues typical of houses from this era.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of E, which indicates poor energy efficiency and places it in the D-G bracket requiring a deep retrofit.
- A comprehensive deep retrofit to bring a 65 square metre home of this age up to a modern energy standard typically ranges from €40,000 to €60,000 or more.
- Estimated costs would cover external wall insulation or internal drylining, attic insulation, window and door replacements, and upgrading the heating system to a heat pump or high-efficiency boiler, potentially offset by available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 to 2,400 euro.
- Explanation: The property has a poor BER rating of E and a small floor area of 65 square meters, indicating low energy efficiency and higher heating requirements that a buyer should investigate.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
39 LOWER CHURCHTOWN RD, CHURCHTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €1,180,000.00
37 LOWER CHURCHTOWN RD, CHURCHTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €998,000.00
62B LOWER CHURCHTOWN RD, CHURCHTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €655,000.00
13 LOWER CHURCHTOWN ROAD, CHURCHTOWN
- Sale date
- Declared sale price
- €1,300,000.00
37 LOWER CHURCHTOWN RD, CHURCHTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €800,000.00
Recent sales in the wider Churchtown area
8 THE WOODLANDS, CASTLESIDE DR, RATHFARNHAM DUBLIN 14
- Sale date
- Declared sale price
- €495,000.00
9 KNOCKRABO COURT, MOUNT ANVILLE ROAD, DUBLIN 14
- Sale date
- Declared sale price
- €1,375,000.00
CHALAIN, 110 ROEBUCK ROAD, DUBLIN 14
- Sale date
- Declared sale price
- €1,800,000.00
70 BEAUFORT DOWNS, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €710,000.00
210 TRIMBLESTON, GOATSTOWN RD, GOATSTOWN DUBLIN 14
- Sale date
- Declared sale price
- €1,115,000.00
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 of the purchase price for properties under 1 million euro, translating to about 5,250 euro.
- Solicitor legal fees: roughly 1,500 to 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: around 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the survey required.
- Annual home insurance: approximately 400 to 700 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of the Windy Arbour Luas stop for commuting into the city centre.
- Local community forums often discuss ongoing developments like the Dodder Greenway, praising its benefits for pedestrians and cyclists.
- The neighborhood is widely regarded as family-friendly due to its proximity to established primary and secondary schools.
- Discussions on local amenities often feature popular nearby spots such as Milltown Golf Club, local eateries, and the Dodder Linear Park.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features a large rear garden offering great play space for young children, though the home is currently in need of extensive refurbishment.
- Teenagers6/10
Proximity to the Luas and local amenities provides independence for teenagers, but the compact 65 square metre floor area offers limited private space.
- Multi-generational Living3/10
With only two bedrooms and one bathroom across 65 square metres, the accommodation is too restrictive for multi-generational living without substantial extension.
- Single Buyers7/10
An appealing project for a single buyer looking to modernise a period home in a well-connected suburban location, though renovation costs should be factored in.
- Couples8/10
Well-suited for couples seeking a renovation project with excellent public transport links and proximity to local cafes and parks.
- Empty Nesters6/10
The property offers manageable single-level and upper-level spaces, but the extensive gardens and required refurbishment might prove demanding to maintain.
- Retirees5/10
While close to local amenities and public transport, the home requires significant modernisation and has stairs to navigate.
Work
3 areas- Remote Working7/10
The smaller footprint means a dedicated home office would likely require sharing space, but the tranquil garden views provide a pleasant backdrop.
- Hybrid Commuting9/10
Having the Windy Arbour Luas station within a short walk makes hybrid commuting into the city centre exceptionally convenient.
- Retired6/10
Convenient access to local healthcare, shops, and transport, though the property requires updating.
Practical
8 areas- Ageing in Place5/10
The property features a two-storey layout with stairs and requires substantial renovation to add modern accessibility features.
- Low Maintenance2/10
The home requires comprehensive refurbishment and modernisation, and the very large gardens demand ongoing upkeep.
- Secure Gated Entry2/10
Open front garden with off-street parking rather than a gated enclosure.
- Minimalist Design4/10
A late 1920s heritage terraced home with traditional rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans5/10
Traditional two-storey layout, though there is potential to extend to the rear subject to planning permission.
- Heritage Home8/10
Retains original late 1920s character, offering a rewarding project for lovers of period properties.
- Ecological Setup3/10
Currently carries a low BER rating of E, indicating that significant energy efficiency upgrades are needed.
- Outdoor areas10/10
Boasts exceptionally rare and generous outdoor space for a terraced home, featuring a c. 57ft front garden and c. 110ft rear garden.
Interests
9 areas- Gardening9/10
Features exceptionally large front and rear gardens (c. 57ft and c. 110ft respectively), providing fantastic potential for keen gardeners.
- Walking9/10
The Dodder Linear Park and Dodder Walk are within a short stroll, offering great pedestrian routes.
- Gym7/10
Good general accessibility to local amenities, though specific fitness facilities require a short trip into neighbouring areas.
- Cycling8/10
Proximity to the developing Dodder Greenway provides strong cycling infrastructure options towards the city centre.
- Golf10/10
Directly overlooking Milltown Golf Club to the front, making it an ideal location for golf enthusiasts.
- Fishing4/10
The nearby River Dodder offers limited local angling opportunities, but this is not a primary feature of the area.
- Horse Riding3/10
Urban and suburban surroundings mean equestrian facilities are not immediately on the doorstep.
- Water Sports2/10
Inland suburban location far from major water sports facilities.
- Entertaining7/10
The massive c. 110ft east-facing rear garden offers brilliant potential for outdoor entertaining once updated.
Lifestyle
5 areas- Quiet Living5/10
Set back from a main road in an established residential area, though general suburban traffic noise is to be expected.
- Rural Living2/10
This is an established urban and suburban residential setting with dense surrounding development.
- Village Living8/10
Churchtown and nearby Milltown offer a strong village feel with local shops, eateries, and community services within a short stroll.
- Coastal Living1/10
The property is located inland in South Dublin with no coastal proximity.
- Urban Living8/10
Excellent urban convenience with the Luas on the doorstep, providing swift access to the city centre.
Social
6 areas- Community Involvement7/10
Mature residential neighbourhood with active local schools, sports clubs, and community amenities.
- Café Culture8/10
Close to popular local spots such as Wilde and Green, Howards Way, and local gastropubs.
- Nightlife5/10
Local pubs and restaurants are available nearby, but heavier nightlife requires travelling towards Rathgar or the city centre.
- Health/Wellness groups7/10
Proximity to local parks and sports clubs supports active wellness pursuits.
- Networking Opportunities6/10
Good transit links to commercial hubs facilitate professional networking.
- Tech-Hub Connectivity7/10
Efficient public transport links provide reasonable access to Dublin's major employment and tech centres.
Listing information
- Agent
- Mullery O Gara Estate Agents
- Phone
- 01 255 2489
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-FC0B3AHouseDelve · 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.