35 Whitecliff, Whitechurch Road, Rathfarnham, Dublin 16D16TK30
€685,000
4 Bed~1 Bath~116 m²~BER D
What you'll like:
- Mature suburban setting: Situated in an established residential neighborhood surrounded by parks and everyday amenities, offering long-term stability and a strong community feel for families.
- Proximity to major parks: Located within easy reach of both St Enda’s Park and Marlay Park, providing fantastic recreational outdoor spaces for weekend walks and family activities.
- Excellent shopping access: Close proximity to Rathfarnham Shopping Centre, Nutgrove, and Dundrum ensures unmatched convenience for all retail, dining, and grocery shopping needs.
- Convenient transport links: Nearby Dublin bus routes and rapid access to the M50 motorway provide seamless commuting connectivity across the entire city and surrounding areas.
- Reputable local schools: Positioned close to a selection of excellent schools, making it an ideal long-term home location for growing families with educational needs.
- Generous floor area: Provides a substantial 116 square meters of living space, ensuring comfortable room dimensions for modern family life and daily activities.
- Four well-proportioned bedrooms: Features four distinct bedrooms on the upper level, accommodating larger households or providing versatile space for home offices and guests.
- Good overall condition: The property is presented in good condition throughout, potentially allowing new owners to move in with minimal immediate redecoration required.
- Welcoming entrance hallway: Features a practical entrance hall equipped with an alarm system, radiator covers, and a convenient guest water closet.
- Stylish kitchen layout: Benefits from a wonderfully new open-plan kitchen and dining area featuring contemporary floor and wall units for modern culinary tasks.
- Spacious dining area: Includes a dedicated dining room with wood flooring and double doors leading directly out to the rear garden for easy entertaining.
- Expansive sitting room: Offers a large sitting room measuring nearly five by five meters, creating a comfortable primary living space for family relaxation.
- Useful guest WC: Features a ground-floor guest water closet finished with wood flooring and decorative wall panelling for enhanced visitor convenience.
- Built-in wardrobe storage: Bedrooms one and two include generous built-in wardrobes, offering practical and ready-to-use storage solutions for clothing and belongings.
- Private rear garden: Features a large back garden equipped with raised flower beds and high boundary walls, ensuring a secure and private outdoor environment.
- Ample off-street parking: Provides convenient parking space on-site, eliminating common street parking hassles for residents and visiting family members alike.
- Quiet cul-de-sac position: Located within a peaceful cul-de-sac setting, minimizing through-traffic noise and enhancing safety for children playing outside.
- Generous site footprint: Occupies a large site that offers potential scope for future landscaping or outdoor enhancements according to buyer preferences.
- Bright interior finishes: Wood flooring fitted throughout the primary ground-floor rooms creates a cohesive, bright aesthetic and simplifies everyday cleaning routines.
- Functional family bathroom: Includes a fully tiled main bathroom fitted with a mains-fed shower to handle the busy morning routines of a four-bedroom household.
But keep in mind:
- Subpar energy rating: Carries a D BER rating, which indicates poor thermal efficiency and suggests that significant energy upgrades will be necessary to reduce heating costs.
- Oil-fired central heating: Relies on an oil boiler for central heating instead of modern natural gas, which can involve higher fuel maintenance and delivery costs.
- Limited bathroom count: Features only one bathroom to service four bedrooms, creating potential morning bottlenecks for larger families or visiting guests.
- Upgrading costs required: Due to the D energy rating, buyers should budget for substantial insulation and window improvements to achieve modern comfort standards.
- Boiler efficiency concerns: The older oil heating system should be professionally inspected to determine its remaining lifespan and overall operational efficiency.
- Potential roof insulation gaps: Buyers must verify the depth and quality of attic insulation, as low energy ratings frequently stem from inadequate roof space lagging.
- Single-glazed windows risk: Older window units may be present given the energy rating, which could contribute to drafts and exterior noise penetration.
- Ventilation and damp checks: The combination of an older energy rating and wet rooms requires thorough checks for adequate sub-floor and wall ventilation to prevent dampness.
- Electrical compliance verification: Buyers should commission a comprehensive electrical survey to ensure the fuse board and wiring meet current safety standards.
- Boundary fence maintenance: The high boundary walls enclosing the large back garden should be inspected for structural cracks or necessary repointing work.
- Garden drainage evaluation: The large rear garden and raised flower beds should be assessed during wet weather to ensure proper surface water drainage away from the foundations.
- Storage limitation constraints: Aside from two bedrooms, storage options are relatively sparse, meaning buyers may need to invest in fitted wardrobes or external sheds.
- Traffic noise proximity: While located in a cul-de-sac, proximity to the wider Whitechurch Road may introduce peak-hour traffic noise worth assessing during visits.
- Future extension planning: Any future plans to extend the 116 square meter footprint will require careful navigation of local planning regulations and guidelines.
- Insurance cost implications: Properties with lower energy ratings and older heating systems can occasionally attract higher home insurance premiums.
- Plumbing system inspection: The age and condition of internal water pipes and the mains shower should be checked to prevent unexpected leak repairs.
- Appliance age uncertainty: Kitchen appliances included in the sale should be tested during the survey to determine if immediate replacements are required.
- External maintenance upkeep: Timber features and exterior paintwork around the property boundaries may require routine maintenance and weatherproofing soon after purchase.
- Sewerage connection check: Buyers should verify the condition of the private and public drainage connections to ensure there are no blockages or root intrusions.
- Local development review: Prospective buyers should check local planning registers for nearby residential developments that could impact future neighborhood density.
Price positioning
?
- The asking price appears somewhat undervalued relative to recent local transactions for similar residential properties, suggesting a competitive entry point designed to generate substantial market interest and potentially spark a multi-party bidding war among eager prospective buyers.
- Signals pointing towards under valuation include the notably lower asking figure compared against verified local sales benchmarks for equivalent homes nearby, though this discount could partly reflect the property's modest D energy efficiency rating requiring future upgrades.
- Factors that could support this price-positioning include strong buyer demand for mature family-friendly locations close to parks and schools, whereas factors undermining it might involve the capital expenditure required to improve the thermal performance and modernise the interior layout.
- Overall, market dynamics in this established suburban area remain robust, meaning that properties priced attractively often exceed their initial asking levels rapidly once competitive offers begin to accumulate from families seeking permanent homes.
Build Analysis
What we know from similar construction types
- The property is a mature semi-detached four-bedroom home spanning approximately 116 square meters, situated in a cul-de-sac location.
- Services include an oil-fired central heating boiler, mains water, and mains sewerage, which a buyer should inspect for age, efficiency, and maintenance history.
- The layout features an open-plan kitchen and dining area with double doors leading to the rear garden, alongside a separate sitting room and dining room.
- A buyer should verify the insulation levels, window glazing standards, and overall structural integrity, particularly given the current BER rating.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a BER rating of D, indicating that the energy performance falls into the lower-middle category and could benefit significantly from a deep retrofit.
- A comprehensive deep retrofit to bring the property to an A-rating typically involves exterior wall insulation, upgrading windows and external doors, attic insulation, and replacing the oil boiler with a heat pump system.
- Estimated costs for a comprehensive deep retrofit on a 116 m² semi-detached home generally range between €40,000 and €60,000, depending on the scope of works and contractor pricing.
- Homeowners may be eligible for SEAI grants to help offset the capital costs of upgrading the insulation and heating systems.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1800 to 2400 euro.
- Explanation: Given the 116 square metre floor area and a D BER rating, the property has a lower energy efficiency and will likely require higher energy consumption to maintain comfortable temperatures using the oil-fired central heating system.
Pollution Safe
9/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 GLINBURY, WHITECHURCH ROAD, RATHFARNHAM
- Sale date
- Declared sale price
- €1,900,000.00
5 GRANGEBROOK AVE, WHITECHURCH RD, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €705,000.00
12 WHITECHURCH PINES, WHITECHURCH ROAD, RATHFARNHAM
- Sale date
- Declared sale price
- €380,000.00
30 WHITECLIFF, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €797,000.00
207 WHITECLIFF, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €740,000.00
Recent sales in the wider Rathfarnham area
20 WHITECHURCH HILL, BALLYBODEN, DUBLIN 16
- Sale date
- Declared sale price
- €501,000.00
5 ELKWOOD, BALLYROAN, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €760,000.00
APT 54 - HANDLE HOUSE, LORETO ABBEY, RATHFARNHAM
- Sale date
- Declared sale price
- €495,000.00
8 THE WOODLANDS, CASTLESIDE DR, RATHFARNHAM DUBLIN 14
- Sale date
- Declared sale price
- €495,000.00
70 BEAUFORT DOWNS, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €710,000.00
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, estimated around 6850 euro based on the asking price.
- Solicitor legal fees: roughly 1500 to 3000 euro excluding outlays and VAT.
- Land registration fees: approximately 175 to 700 euro depending on the registration type.
- Property valuation fees: around 150 to 300 euro.
- Surveyor fees: approximately 500 to 1000 euro depending on the level of detail required.
- Annual home insurance: estimated between 400 and 800 euro per year.
Forum Talk
What people are saying about this area
- Residents frequently highlight the excellent proximity to major local amenities including St Enda's Park and Marlay Park.
- Local community forums often discuss the convenience of transport links, noting nearby bus routes and access to the M50.
- Commentary on neighbourhood groups regularly points to the mature and family-friendly nature of the Rathfarnham area.
- Discussions highlight the strong selection of schools and shopping centres such as Nutgrove and Dundrum within easy reach.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property is located in a fantastic family area in mature Rathfarnham close to excellent schools and major parks like St Enda's Park and Marlay Park, making it ideal for young children.
- Teenagers8/10
With four bedrooms and proximity to secondary schools, parks, and convenient bus routes across Dublin, teenagers will find plenty of space and independence.
- Multi-generational Living6/10
The 116 square metre semi-detached home offers four bedrooms, but with only one bathroom, multi-generational living might experience some congestion.
- Single Buyers5/10
Priced at €685,000 for a 4-bedroom house, this is a substantial property that may exceed the typical budget of an individual single buyer.
- Couples7/10
Provides generous living space with a large back garden and multiple reception areas, though four bedrooms might be more than a couple needs initially.
- Empty Nesters6/10
The spacious four-bedroom layout offers room for visiting family, but the two-storey structure and maintenance of a large garden may be more than empty nesters require.
- Retirees5/10
While located in a mature and peaceful cul-de-sac with a large site, the presence of stairs, a single upstairs bathroom, and garden upkeep may present challenges for long-term retirement living.
Work
3 areas- Remote Working8/10
With four bedrooms, there is ample flexibility to set up one or more dedicated home offices for remote working.
- Hybrid Commuting8/10
Convenient access to nearby bus routes and the M50 makes hybrid commuting into Dublin city centre straightforward.
- Retired5/10
Suitable for retirement if the buyers are comfortable managing a two-storey, four-bedroom home with stairs and a large garden.
Practical
8 areas- Ageing in Place5/10
Features a two-storey layout with all bedrooms and the sole bathroom upstairs, which may require modifications for long-term ageing in place.
- Low Maintenance5/10
While the house is presented in good condition, the large back garden and raised beds require ongoing maintenance.
- Secure Gated Entry2/10
The property is an open semi-detached home in a cul-de-sac rather than a secure gated community.
- Minimalist Design4/10
Traditional 4-bedroom semi-detached layout with separate rooms and conventional finishes rather than striking minimalist architecture.
- Flexible Floor Plans7/10
Generous room sizes including multiple reception spaces and an open-plan kitchen and dining area offer good layout flexibility.
- Heritage Home4/10
Located in a mature suburban estate rather than a historic period or heritage property.
- Ecological Setup3/10
The property carries a D BER rating, indicating potential for energy efficiency upgrades to improve its ecological setup.
- Outdoor areas9/10
Benefits from a large site, ample parking in a cul-de-sac, and a spacious back garden with high boundary walls and raised flower beds.
Interests
9 areas- Gardening8/10
Features a large back garden complete with raised flower beds and high boundary walls, offering plenty of potential for keen gardeners.
- Walking9/10
St Enda's Park and Marlay Park are within easy reach, offering exceptional walking and recreational amenities nearby.
- Gym6/10
Local fitness facilities are accessible via nearby shopping centres and transport links, though none are explicitly highlighted on-site.
- Cycling7/10
The suburban location provides access to local roads and nearby parks for cycling, though buyers should verify dedicated cycle lane connectivity.
- Golf6/10
Several golf clubs in the wider South Dublin area are accessible by car or public transport from Rathfarnham.
- Fishing2/10
Inland suburban setting with limited direct opportunities for fishing nearby.
- Horse Riding3/10
While Marlay Park and surrounding areas have historical equestrian links, dedicated riding stables require travel further towards the foothills.
- Water Sports1/10
An inland location with no notable water sports facilities in the immediate vicinity.
- Entertaining8/10
Features a wonderful new open-plan kitchen and dining room with double doors leading out to a large back garden, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a cul-de-sac location with green surroundings, providing a peaceful environment away from heavy through-traffic.
- Rural Living3/10
This is a suburban residential setting in Rathfarnham, Dublin 16, offering city connections rather than a rural atmosphere.
- Village Living7/10
Close to Rathfarnham Shopping Centre, local amenities, and parks, giving it a strong community and village-like feel within the suburbs.
- Coastal Living1/10
The property is located inland in Rathfarnham, far from any coastal amenities.
- Urban Living8/10
Excellent city connections via nearby bus routes and the M50, combined with proximity to major shopping centers like Dundrum and Nutgrove.
Social
6 areas- Community Involvement8/10
Located in a mature residential neighbourhood with established local associations, schools, and parks fostering a strong sense of community.
- Café Culture7/10
Proximity to Rathfarnham Village, Nutgrove, and Dundrum provides access to a wide range of local cafés and eateries.
- Nightlife5/10
Primarily a residential suburb, meaning evening entertainment is quieter locally, though vibrant nightlife is accessible in nearby Dublin districts.
- Health/Wellness groups7/10
Local parks and community facilities support walking, pilates & stretching groups, and outdoor wellness activities.
- Networking Opportunities6/10
Proximity to major commercial hubs via the M50 and transport links allows for networking, though the immediate area is strictly residential.
- Tech-Hub Connectivity7/10
Good general connectivity in the Dublin area, though buyers should verify specific broadband speeds available at the address.
Listing information
- Agent
- Bannon Auctioneers & Valuers Ltd.
- Phone
- 01 801 1300
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-448E41HouseDelve · 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.