37 Llewellyn Court, Rathfarnham, Dublin 16D16NX48
€650,000
3 Bed~3 Bath~118 m²~BER B
What you'll like:
- Desirable B Energy Rating: The property achieves an efficient B rating, which should translate to lower heating bills and enhanced living comfort for the occupants. This high energy efficiency reduces reliance on fossil fuels and often qualifies buyers for green mortgage rates.
- Extended Living Space: An impressive open-plan kitchen, dining, and living area provides a fantastic modern heart for the home. This extension maximizes natural light through skylights and creates an ideal environment for contemporary family life and entertaining.
- Converted Attic Room: The attic has been converted to a high standard to offer additional versatile space with an ensuite WC. This provides valuable extra room that can serve as a home gym, playroom, or occasional guest accommodation.
- Garden Home Office: A recently constructed garden room currently functions as a dedicated home office, offering remote workers a quiet detached workspace. This standalone structure adds significant functional utility without sacrificing indoor bedroom space.
- Quiet Cul-de-Sac Setting: Positioned within a peaceful cul-de-sac, the home enjoys minimal passing traffic and a safer environment for children playing outdoors. This desirable neighborhood placement contributes to a quieter and more relaxed residential atmosphere.
- Turnkey Condition: The house has been fully modernized and thoughtfully upgraded by its current owners to present in immaculate condition. Buyers can move in immediately without needing to undertake costly or stressful renovation works.
- Generous Floor Area: Spanning approximately 118 square meters including the attic space, the property offers well-proportioned rooms across three levels. This generous footprint provides ample breathing room and storage options for a growing family.
- Proximity to Marley Park: Being situated just a short stroll from Marley Park grants residents immediate access to extensive green acreage, walking trails, and weekend markets. This outstanding local amenity greatly enhances the outdoor lifestyle appeal for buyers.
- Walkable to Dundrum: The property sits approximately a twenty-minute walk from Dundrum Town Centre and the nearby Luas tram station. This convenient access to major retail and rapid transit makes commuting and shopping exceptionally straightforward.
- Excellent M50 Access: Drivers will benefit from quick and easy access to the M50 motorway, facilitating smooth travel across Dublin and beyond. This strategic connection simplifies daily commutes for motorists working across various parts of the city.
- Modern Kitchen Finishes: The bespoke fitted kitchen is equipped with premium integrated appliances, quartz worktops, and a large central island. These high-end finishes deliver both durability and stylish aesthetic appeal for culinary enthusiasts.
- Separate Utility Room: A dedicated utility room located off the main living space provides practical housing for laundry appliances and household storage. This keeps the kitchen tidy and isolates laundry noise from the main living areas.
- Off-Street Parking: The front driveway provides convenient off-street parking for vehicles, enhancing daily security and convenience. This feature is particularly valuable in established residential suburbs where street parking can be competitive.
- Mature Residential Development: Set within a well-established and highly regarded development featuring multiple green areas, the neighborhood feels secure and community-focused. Mature landscaping gives the neighborhood an established and tranquil character.
- Private Rear Garden: The beautifully maintained rear garden offers a secluded outdoor oasis that is fully enclosed for privacy and family enjoyment. It provides a secure space for children and pets to play safely outdoors.
- Double-Glazed Windows: Fitted with double-glazed windows throughout, the home benefits from effective thermal insulation and reduced outside noise interference. This contributes directly to the overall energy performance and interior quietness.
- Convenient Side Access: A practical side entrance allows for easy movement of bins, bicycles, and gardening equipment without traversing the main house. This functional addition improves day-to-day property maintenance and management.
- Guest Cloakroom Facilities: A convenient guest WC is located on the ground floor, adding practical hygiene facilities for visitors. This prevents guests from needing to access private family bathroom spaces upstairs.
- Quality Timber Flooring: The ground floor boasts stylish timber flooring throughout, providing a durable and aesthetically pleasing surface that is easy to clean. This creates a cohesive and modern flow across the main reception areas.
- Strong Local Amenities: The immediate locality is well-served by local shops, schools, churches, and regular public transport bus routes. This ensures residents have essential everyday services right on their doorstep.
But keep in mind:
- Attic Conversion Compliance: Buyers should verify that the attic conversion obtained all necessary planning permissions and building control sign-offs. Failure to secure proper certification could complicate future resale or insurance claims.
- Garden Room Regulations: The buyer's solicitor should inspect whether the detached garden room complies with exempt development limits for residential outbuildings. Non-compliant structures could present legal challenges during future property transactions.
- Compact Single Bedroom: Bedroom three is a compact single room measuring under four square meters, limiting its utility for older children or double beds. It may be better suited as a nursery, walk-in wardrobe, or home office space.
- Single Bathroom Capacity: The main first-floor family bathroom serves three bedrooms, which may create morning queues for a busy household. Buyers should assess whether a single upper bathroom meets their family's daily scheduling needs.
- Cul-de-Sac Parking Constraints: While the property has off-street parking, cul-de-sacs can sometimes suffer from restricted turning circles and congested visitor parking. Buyers should observe parking dynamics during peak evening hours.
- Open-Plan Noise Transfer: The large open-plan kitchen, dining, and living area may allow cooking sounds and television noise to travel easily through the ground floor. This layout can reduce privacy for individuals seeking quiet areas downstairs.
- Potential Extension Maintenance: Extended properties often require careful inspection around roof junctions and drainage interfaces to prevent water ingress over time. Buyers should commission a thorough structural survey to check the extension integrity.
- High Density Surroundings: The maturity of the development means properties are relatively close to one another, potentially impacting immediate boundary privacy. Buyers should inspect overlooking angles from neighboring windows into the garden.
- Walking Distance Reality: While advertised as a twenty-minute walk to Dundrum and the Luas, actual walking times may vary depending on pace and exact route. Buyers should test this commute themselves during typical weather conditions.
- Basement or Lower Damp Risks: Although the BER is strong, extended areas with flat roof sections or skylights require vigilant roof maintenance to avoid leaks. A surveyor should specifically inspect the skylight seals and flat roof membranes.
- Storage Limitations in Bedrooms: Built-in wardrobes are present in some bedrooms, but overall storage volume may still require supplementing with freestanding furniture. Buyers with extensive wardrobes should measure bedroom capacities carefully.
- Traffic Congestion Bottlenecks: Major approach roads toward Dundrum and the M50 can experience heavy commuter congestion during peak morning and evening hours. Buyers should factor potential traffic delays into their daily travel planning.
- Garden Maintenance Demands: A beautifully maintained mature garden requires ongoing gardening effort and time to keep it looking pristine. Buyers who prefer low-maintenance outdoor spaces might find the upkeep demanding.
- Utility Room Ventilation: Enclosed utility rooms require robust mechanical ventilation to prevent moisture build-up from laundry appliances. Buyers should check that extraction fans are fully operational and prevent mold growth.
- Future Expansion Limits: Because the attic is already converted and the ground floor extended, the scope for further physical expansion is largely exhausted. Buyers should ensure the current footprint permanently meets their long-term spatial needs.
- Heating System Efficiency: While gas-fired central heating is present, buyers should check the age and service history of the boiler to gauge replacement timelines. An older boiler could incur unexpected maintenance costs shortly after purchase.
- Boundary Line Verification: Buyers must ensure their solicitor carefully checks the title maps to confirm exact garden boundaries and side access ownership. Discrepancies in older suburban developments can occasionally lead to neighbor disputes.
- Local School Demand: Popular residential areas in Rathfarnham often experience high demand for local school places, potentially impacting enrollment options. Families should investigate local school capacities independently before committing.
- Public Transport Reliance: Relying on local bus routes into the city center can expose commuters to variable transit timetables during peak rush hours. Buyers should test the reliability of local bus services firsthand.
- Property Price Positioning: At an asking price of €650,000 for a three-bedroom home, buyers must assess local market value against comparable recent transactions. Independent valuation advice is recommended to ensure competitive market alignment.
Price positioning
?
- The asking price appears reasonably aligned with recent local transactional evidence, reflecting a sensible positioning given the current market climate for properties of this specific scale and general neighborhood context.
- Upward valuation signals stem from the comprehensive modernization, extended living space, converted attic, and detached garden room, which set this home apart from standard unrenovated equivalents on the same estate.
- Supporting factors include strong buyer demand for turnkey properties in quiet cul-de-sacs near local amenities, whereas potential overvaluation risks could emerge if broader economic cooling dampens competitive bidding.
- Additional market relevance is provided by the strong B energy rating and proximity to transport links, which consistently command a premium among energy-conscious purchasers seeking immediate comfort without refurbishment delays.
Build Analysis
What we know from similar construction types
- The property has been significantly upgraded, extended, and features a converted attic along with a newly constructed garden room, meaning a buyer should verify that all structural alterations, extensions, and attic conversions comply with local planning regulations and building standards.
- Given the open-plan kitchen, dining, and living extension with skylights, a buyer should check the quality of insulation, roof flashing, and waterproofing around roof lights to ensure no potential for future leaks.
- The BER rating is B, indicating a high level of energy efficiency, but buyers should still inspect the condition of the double-glazed windows, gas-fired central heating system, and insulation details noted in the BER assessment.
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 property has a B energy rating, which indicates good thermal efficiency and insulation, heating demands will be lower compared to older or less efficient homes, though costs will vary depending on household usage and fuel prices.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and suburban, appearing well removed from major heavy industrial zones, large-scale waste incinerators, or active landfills.
- Any historical industrial sites or waste management facilities in the wider Dublin 16 region are distant enough to present a low apparent risk, though standard environmental checks can be made during conveyancing.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established elevated suburban setting within Rathfarnham, generally indicating a lower risk of surface water flooding based on regional topography.
- Prospective buyers should consult detailed local authority OPW flood maps to verify whether any minor local surface water accumulation risks exist nearby.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
27 LLEWELLYN COURT, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €640,000.00
13 LLEWELLYN COURT, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €525,525.00
49 LLEWELLYN COURT, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €585,000.00
22 LLEWELLYN COURT, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €546,000.00
16 LLEWELLYN COURT, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €440,000.00
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. 37 LLEWELLYN COURT, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €255,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price for properties under one million euro, equating to roughly 6,500 euro.
- Solicitor legal fees: generally range between 1,500 euro and 3,000 euro plus outlays and VAT.
- Land registration fees: roughly 600 euro to 800 euro for property registration and mapping.
- Property valuation fees: typically between 150 euro and 250 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the level of detail required for a structural survey.
- Annual home insurance: estimated between 400 euro and 700 euro per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of living near Marlay Park and St. Enda's Park for outdoor recreation and weekend markets.
- Local community forums often discuss public transport connectivity, noting good bus routes into the city centre and proximity to the Balally Luas stop.
- Parents often share positive feedback regarding the choice of well-regarded local primary and secondary schools in the Rathfarnham and Ballinteer areas.
- Discussions around local infrastructure frequently mention the short distance to Dundrum Town Centre for extensive shopping, dining, and cinema amenities.
- Neighbourhood watch and local groups generally describe the residential pockets around Llewellyn as quiet, family-friendly, and settled cul-de-sacs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers three bedrooms, a secure rear garden, and a quiet cul-de-sac location in a mature residential area close to local schools and parks like Marlay Park, making it very suitable for families with young children.
- Teenagers8/10
With a converted attic providing extra versatile space and proximity to local sports clubs, secondary schools, and shopping centers like Dundrum, teenagers will find plenty of room and independence here.
- Multi-generational Living6/10
The extended layout, open-plan kitchen/living area, and converted attic offer good flexibility, though the overall footprint of 118 m² may feel slightly compact for full multi-generational households.
- Single Buyers7/10
A turnkey property with excellent public transport links and proximity to Dundrum Town Centre and the Luas, ideal for single professionals looking for a high-standard home with a home office.
- Couples9/10
The stylish interior, open-plan kitchen/living/dining space, and separate garden room for remote working provide a fantastic lifestyle setup for couples at various stages.
- Empty Nesters8/10
The low-maintenance turnkey condition, manageable garden size, and quiet cul-de-sac setting make this an attractive option for downsizers wanting to stay in a well-connected suburban location.
- Retirees7/10
The property is in a mature neighborhood close to amenities and healthcare services, though stairs across three levels (including the converted attic) should be considered for long-term accessibility.
Work
3 areas- Remote Working10/10
A standout feature is the newly constructed garden room currently in use as a home office, providing a dedicated workspace separate from the main house.
- Hybrid Commuting9/10
Excellent public transport links including local bus routes, the M50 motorway, and the Luas at Balally within walking distance make commuting flexible and efficient.
- Retired7/10
The quiet setting and proximity to amenities suit retirees, though multi-level living should be evaluated for long-term mobility.
Practical
8 areas- Minimalist Design7/10
Tasteful modern decor, clean lines, and an open-plan layout offer a contemporary feel with good storage solutions.
- Ageing in Place5/10
While the home is comfortable and in a quiet area, buyers should note the multi-level layout including stairs to the first floor and converted attic.
- Low Maintenance8/10
The property is presented in turnkey condition with a B BER rating, modern upgrades, and manageable garden spaces.
- Secure Gated Entry2/10
The property features off-street parking in an open cul-de-sac setting rather than a gated enclosure.
- Flexible Floor Plans9/10
The extended ground floor, converted attic, and separate garden room provide exceptional flexibility for changing lifestyle needs.
- Heritage Home2/10
This is a modernised suburban family home rather than a period or heritage property.
- Ecological Setup8/10
Achieving a strong B BER rating indicates good energy efficiency, double-glazed windows, and modern insulation standards.
- Outdoor areas8/10
Benefits from a beautifully maintained private rear garden, front garden with off-street parking, and a detached garden room.
Interests
9 areas- Gardening6/10
Features a beautifully maintained private rear garden and front garden space, offering good potential for keen gardeners without excessive upkeep.
- Walking9/10
Stencilled just a stroll away from Marlay Park and St. Enda's Park, offering exceptional opportunities for walking and outdoor recreation.
- Gym7/10
The flexible garden room could easily double as a home fitness or pilates & stretching space, and local commercial gyms are within easy reach.
- Cycling6/10
The area offers decent suburban cycling routes to local amenities and parks, with straightforward access to regional connectors.
- Golf6/10
Rathfarnham and surrounding South Dublin areas host several well-regarded golf clubs within a short drive.
- Fishing3/10
While some river angling may be found in the wider Dublin foothills, this is primarily a suburban residential location.
- Horse Riding5/10
Proximity to the Dublin foothills provides occasional access to equestrian centers and riding schools nearby.
- Water Sports3/10
Inland location means water sports require travel toward Dublin Bay or local reservoirs.
- Entertaining9/10
The superb open-plan kitchen, dining, and living area with direct access to the rear garden makes this home exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet cul-de-sac within a mature residential development, the home provides a peaceful setting away from heavy traffic.
- Rural Living2/10
This is a suburban residential setting in Rathfarnham with high connectivity, offering very little rural character.
- Village Living7/10
Proximity to local shops, Marlay Park, and nearby amenities creates a strong community and village-like feel within a suburban context.
- Coastal Living1/10
The property is located inland in South Dublin with no immediate proximity to the coast.
- Urban Living7/10
Easy access to Dublin City Centre via bus routes, the Luas, and proximity to major shopping centers gives a strong urban convenience factor.
Social
6 areas- Community Involvement8/10
Located in a mature, highly regarded development with local sports clubs and community amenities nearby.
- Café Culture7/10
Close proximity to Dundrum Town Centre and local village spots offers plenty of options for dining and cafe visits.
- Nightlife6/10
While the immediate neighborhood is quiet, easy transit access to Dublin City Centre and Dundrum provides a broad range of nightlife options.
- Health/Wellness groups8/10
Proximity to parks, local sports facilities, and potential home studio space in the garden room supports wellness activities and pilates & stretching routines.
- Networking Opportunities7/10
Easy access to major employment and commercial hubs in South Dublin and the city center via public transport.
- Tech-Hub Connectivity8/10
Strong transport links and dedicated home office infrastructure make this convenient for tech professionals working on a hybrid or remote basis.
Listing information
- Agent
- DNG Rathfarnham
- Phone
- 01 490 4666
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-837A44HouseDelve · 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.