35 Willow Vale, Ballybrack, County DublinA96K3K4
€474,950
3 Bed~2 Bath~112 m²~BER C2
What you'll like:
- Thoughtful front and rear extensions: The property has been substantially enlarged at both ends, creating an unusually spacious layout that provides much better daily living flexibility than standard neighbouring houses.
- South west facing rear garden: Enjoying a sunny orientation, the secure outdoor space receives wonderful afternoon and evening sunlight which is ideal for outdoor dining and relaxing.
- Dedicated off street parking: The cobble stone front driveway provides convenient parking for up to two vehicles directly outside the front door for secure arrivals.
- Integrated electric car charger: A modern EV charging point is already installed on the front driveway, saving the buyer significant time and installation expenses.
- Convenient downstairs guest toilet: A compact two-piece cloakroom is neatly tucked beneath the main staircase, offering essential everyday convenience for visiting guests and family members.
- Modernized electrical wiring: The property was comprehensively rewired in recent years, providing peace of mind regarding modern safety standards and heavy electrical appliance demands.
- Upgraded double glazed windows: New double glazed windows fitted at the front combined with 2018 rear replacements enhance thermal insulation and significantly reduce outside street noise.
- Open plan kitchen extension: A large rear family hub combines cooking, dining, and seating zones under a bright Velux window, perfectly suiting contemporary family lifestyles and entertaining.
- Herringbone wood flooring: Elegant timber flooring spans the expansive L-shaped hallway and front sitting room, delivering a high-end aesthetic and a warm initial impression.
- Directly opposite shopping centre: Being positioned right beside local retail amenities makes quick grocery runs exceptionally convenient without needing to drive anywhere.
- Adjacent to Kilbogget Park: The property directly adjoins expansive local parklands offering residents immediate access to extensive running tracks, playing pitches, and green recreational spaces.
- Useful floored attic room: Accessed via fixed stairs, the converted attic space features a Velux window and wood flooring, offering brilliant potential for a home office or hobby area.
- Equipped large garden shed: The substantial outdoor timber shed comes fully fitted with electricity and plumbing connections, serving as an ideal utility workspace or secure storage facility.
- Natural light dual windows: Both main double bedrooms feature two separate windows that flood the sleeping quarters with abundant natural daylight throughout morning and afternoon hours.
- Fitted bedroom storage units: Built-in wardrobes are installed across all three bedrooms, maximising usable floor space and removing the immediate need to purchase freestanding bedroom furniture.
- Stylish rainfall shower bathroom: The family bathroom features a contemporary three-piece suite complemented by a powerful pumped rainfall-effect shower positioned neatly over the bathtub.
- Quiet cul de sac setting: Situated within a low-traffic residential cul-de-sac, the home experiences minimal passing vehicular traffic which ensures a quieter living environment.
- Reliable public transport links: Regular bus routes operate nearby along Churchview Road, while the DART and LUAS networks are within convenient reach for city commuters.
- Excellent major road access: The M50 motorway and N11 dual carriageway can be reached within a couple of minutes by car, facilitating smooth regional travel.
- Proximity to coastal amenities: Killiney Beach and popular local swimming spots are located only a short distance away, offering wonderful weekend leisure and seaside walking opportunities.
But keep in mind:
- Steep attic access stairs: The bonus attic level is reached via steep boat-style stairs, which could present safety concerns or mobility challenges for young children and older adults.
- Unregulated attic conversion status: Buyers should verify with their surveyor whether the converted attic space complies with local building control regulations for habitable living use.
- C2 building energy rating: While acceptable, a C2 BER rating indicates that future energy efficiency upgrades like external wall insulation might be beneficial to reduce heating bills.
- Compact single bedroom size: The third bedroom is a smaller single room with restricted floor area, limiting its versatility for growing teenagers or dual-occupancy guest setups.
- Gravel garden surface maintenance: The rear garden features a loose gravel stone finish, which some homeowners find less comfortable for walking barefoot and trickier to keep clear of weeds.
- Potential parking space constraint: Although two cars fit on the cobble stone drive, the open frontage lacks physical boundary gates for added security against accidental vehicle scrapes.
- Open fire heating inefficiency: The sitting room relies on a traditional open fireplace, which generally produces lower thermal efficiency and greater heat loss compared to enclosed stoves.
- Shared neighborhood density: High residential density surrounding local shopping hubs can occasionally lead to localized parking congestion or pedestrian noise during peak shopping hours.
- Proximity to retail delivery traffic: Being situated directly opposite a shopping centre brings potential trade delivery vans and customer vehicle movements close to the immediate doorstep.
- Under-stair plumbing configuration: The compact guest W.C. squeezed beneath the stairs has restricted interior clearance, making it feel tight for taller adults using the facility.
- Potential extension boundary checks: Buyers should have their legal representative inspect boundary lines to ensure both front and rear structural extensions fully comply with planning permissions.
- Roof condition due diligence: The age and structural integrity of the main roof structure should be thoroughly evaluated by a qualified building surveyor prior to finalizing purchase.
- Ventilation in bathrooms: The family bathroom relies on an extra-wide window rather than a mechanical extraction fan, meaning winter condensation management will depend entirely on manual airing.
- Upvc window hardware wear: Although upgraded, all window hinges, seals, and locking mechanisms should be checked by a specialist to ensure smooth ongoing operation and weatherproofing.
- Boiler and heating check needed: The age, service history, and overall efficiency of the gas central heating system must be independently verified to avoid unexpected replacement costs.
- Limited kitchen counter workspace: Despite an open-plan layout, buyers with culinary interests should inspect whether the existing countertop and cabinet runs meet heavy cooking requirements.
- Party wall structural considerations: As a terraced or semi-attached style family home, acoustic insulation and shared structural walls should be assessed for potential noise transmission.
- Surface water drainage check: The low-maintenance gravel rear garden should be inspected to ensure adequate sub-surface drainage prevents pooling during prolonged heavy rainfall periods.
- Local school capacity limits: Buyers with children should proactively investigate current enrollment capacities and catchment policies for surrounding primary and secondary educational institutions.
- Future retrofit cost exposure: Upgrading the property from a C2 BER rating to higher modern standards will likely require capital investment in insulation, windows, or renewable heating.
Price positioning
?
- The asking price appears modestly positioned given the extensive front and rear renovations completed since previous ownership, aligning well with broader regional valuation trends for upgraded three-bedroom family homes in well-connected suburban residential locations.
- Valuation signals are strongly supported by tangible improvements including a modern open-plan kitchen extension, upgraded electrical wiring, double glazing, an electric car charger, and a highly desirable south-west facing rear garden layout.
- Potential factors that could support the current pricing include its proximity to Kilbogget Park and local shopping amenities, whereas missing structural property type definitions or potential future upgrade costs for the C2 BER rating might slightly undermine higher buyer bids.
- Relevant market dynamics indicate strong demand for properties featuring versatile converted attic spaces and off-street parking, suggesting the asking price accurately captures the current functional living space and convenience offered by this specific residential address.
Build Analysis
What we know from similar construction types
- The property has been extended to both the front and rear, and includes a converted or accessible attic space reached via steep 'boat stairs'. A buyer should verify that proper planning permission and building control compliance were obtained for these extensions and the attic conversion.
- The listing notes that the home was rewired in 2018 and that double-glazed windows were replaced to the rear in 2018 and are also fitted to the front. A buyer's surveyor should inspect the electrical certification and the structural integrity of the altered areas.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600
- Explanation: Given the 112 square metre floor area and C2 BER rating, energy efficiency is moderate, meaning heating and hot water demands will be typical for a home of this size using gas heating.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban neighborhood with no major heavy industrial facilities or active large-scale incinerators immediately adjacent.
- Any historical or legacy industrial pollution risks appear minimal based on surrounding residential zoning, though standard due diligence regarding local soil or environmental history is always recommended.
Flood Safe
8/10Water overflow reports to follow up
- The location is situated in an elevated suburban setting relative to major coastal flood zones, though localized pooling during extreme rainfall events should be verified.
- Proximity to green spaces like Kilbogget Park means buyers should review official flood maps to confirm surface water risk parameters for the specific plot.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Ballybrack area
39 DALE VIEW PK, BALLYBRACK, DUBLIN
- Sale date
- Declared sale price
- €300,000.00
3 EMERALD LODGE, SHANGANAGH RD, BALLYBRACK
- Sale date
- Declared sale price
- €445,000.00
85 OAKTON PARK, BALLYBRACK, DUBLIN
- Sale date
- Declared sale price
- €227,500.00
43 WYATTVILLE CLOSE, BALLYBRACK, CO DUBLIN
- Sale date
- Declared sale price
- €800,000.00
29 FIRGROVE, MILITARY RD, BALLYBRACK
- Sale date
- Declared sale price
- €411,000.00
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
35 WILLOW VALE, BALLYBRACK, DUBLIN
- Sale date
- Declared sale price
- €345,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €4,750 based on 1 percent of the asking price for residential properties up to €1 million
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlays and VAT
- Land registration fees: approximately €170 to €800 depending on the property value and registration method
- Property valuation fees: around €150 to €300 typically required by mortgage lenders
- Surveyor fees: roughly €400 to €800 depending on the level of detail required for a structural survey
- Annual home insurance: approximately €400 to €800 depending on the level of building and contents coverage
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living directly beside Kilbogget Park for walking, running, and various club sports.
- Local forums highlight good connectivity via bus routes along Churchview Road and proximity to the M50 and N11 corridors.
- Discussions in the broader Ballybrack and Killiney areas often focus on the close proximity to coastal amenities like Killiney Beach.
- Community groups note the practical benefits of local retail options such as the nearby Ballybrack Shopping Centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features three well-proportioned bedrooms, a safe cul-de-sac location directly opposite a shopping centre, and proximity to local parks and schools, making it ideal for young families.
- Teenagers8/10
Three bedrooms, good internal space, and an accessible attic storage area offer flexibility for growing teenagers needing their own space.
- Multi-generational Living6/10
While extended to the front and rear with a useful converted attic space, the three-bedroom layout is somewhat compact for true multi-generational separation.
- Single Buyers7/10
Provides a well-maintained, extended home with modern conveniences like an electric car charger, though the three-bedroom size may exceed single buyer requirements.
- Couples8/10
Offers generous open-plan living spaces, a private south-west facing garden for entertaining, and convenient transport links for commuting couples.
- Empty Nesters7/10
Features low-maintenance outdoor areas and a manageable property size, though stairs and the steep 'boat' style stairs to the attic should be considered for long-term ease.
- Retirees6/10
The home benefits from a quiet cul-de-sac setting and nearby amenities, but potential buyers should evaluate the multi-level layout and attic stairs for future mobility.
Work
3 areas- Remote Working8/10
The property includes a flexible bonus attic space accessed by stairs, which lends itself perfectly to a home office setup.
- Hybrid Commuting9/10
Exception connectivity with DART stations nearby, LUAS at Cherrywood, regular buses, and easy access to the M50 and N11.
- Retired7/10
Quiet cul-de-sac location close to local parks and shopping, though multi-story living requires navigating stairs.
Practical
8 areas- Ecological Setup7/10
Includes a C2 BER rating and the notable addition of an electric car charger on the driveway.
- Heritage Home3/10
This is a modernised, extended 20th-century family home rather than a period heritage property.
- Ageing in Place5/10
Features a multi-story layout with stairs to bedrooms and a steep 'boat' staircase to the attic, which may pose challenges for long-term mobility.
- Low Maintenance8/10
The rear garden utilizes loose gravel stone for low upkeep, and the house has been rewired and updated in recent years.
- Secure Gated Entry4/10
Features an open front driveway with off-street parking rather than a secure gated entry.
- Minimalist Design6/10
Features a tasteful, traditional family layout with extended living areas rather than stark minimalist architecture.
- Flexible Floor Plans8/10
Extended to both front and rear with an open-plan kitchen/dining space and a floored attic offering adaptable functional zones.
- Outdoor areas8/10
Benefits from an open front driveway with parking for two cars and a private south-west facing rear garden equipped with a large plumbed shed.
Interests
9 areas- Gardening6/10
The south-west facing rear garden features loose gravel stone and a large shed, offering a manageable outdoor space for pot plants and patio gardening.
- Walking9/10
Directly adjoins Kilbogget Park, offering extensive green spaces, walking, and running routes right on the doorstep.
- Gym7/10
Good local access to surrounding amenities and recreational facilities, with enough space in the home for a small home-gym setup.
- Cycling7/10
Situated in a residential area with park access and reasonable road connectivity for local cycling.
- Golf7/10
South Dublin location provides reasonable proximity to local golf courses and clubs.
- Fishing6/10
Proximity to the coast offers sea fishing opportunities within a reasonable travel radius.
- Horse Riding5/10
Suburban setting with limited immediate equestrian facilities, requiring travel to nearby rural fringes.
- Water Sports8/10
Killiney Beach and coastal areas are within easy reach, making it convenient for sea swimming and water sports enthusiasts.
- Entertaining9/10
Features an impressive open-plan family kitchen and dining area flowing out to a private south-west facing rear garden ideal for gatherings.
Lifestyle
5 areas- Quiet Living8/10
Positioned on a quiet cul-de-sac, offering a peaceful residential environment away from major thoroughfares.
- Rural Living3/10
Located in an established suburban residential setting rather than a rural area, despite nearby parks.
- Village Living7/10
Adjoins local parks and shopping facilities, providing a tight-knit community feel close to suburban conveniences.
- Coastal Living8/10
Killiney Beach is within easy reach, offering great opportunities to enjoy the coastline and popular sea swimming spots.
- Urban Living6/10
Offers good suburban connectivity via nearby DART and bus services, though it lacks a true city-centre density.
Social
6 areas- Community Involvement8/10
Located directly opposite a shopping centre and adjoining a major local park with active community and sporting facilities.
- Café Culture7/10
Good access to local neighbourhood amenities and surrounding suburban areas with local café options.
- Nightlife5/10
Primarily a quiet residential suburb, requiring travel into nearby towns or the city centre for extensive nightlife.
- Health/Wellness groups8/10
Kilbogget Park and local sports clubs provide ample opportunities for health and wellness activities.
- Networking Opportunities6/10
Good transport links to business and tech hubs like Cherrywood support professional networking.
- Tech-Hub Connectivity8/10
Very close proximity to the Cherrywood business district and excellent road/rail links to Dublin's tech centres.
Listing information
- Agent
- Churches Estate Agent
- Phone
- 01 559 5000
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-76F739HouseDelve · 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.