Photograph 1 of 13 of 38 Glenarriff Road, Navan Road, Dublin 7
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38 Glenarriff Road, Navan Road, Dublin 7D07TN83

€525,000

3 Bed~1 Bath~90 m²~BER D

What you'll like:

  • Prime Location Proximity: Situated just off the Navan Road in Dublin 7, offering buyers fast access to local conveniences and the city centre [1.1.1].
  • Phoenix Park Nearby: Enjoy being a short walk away from the expansive green spaces and recreational amenities of the iconic Phoenix Park.
  • Tree Lined Setting: Positioned on a pretty, mature residential street built in the 1960s, enhancing long-term neighborhood appeal.
  • Well Maintained Fabric: The interior has been very well maintained over the years, reducing immediate stress on cosmetic updates for buyers.
  • Spacious Reception Rooms: Features two large reception rooms equipped with original parquet flooring and classic tiled fireplaces for character.
  • Off Street Parking: Includes a designated front driveway space providing convenient and secure off-street vehicle parking.
  • South Facing Garden: The approximately 12-meter rear garden benefits from a sunny southern orientation, perfect for maximizing daylight.
  • Mature Garden Planting: Features a lovely selection of established plants, shrubs, and a lawn area creating a private outdoor sanctuary.
  • External Storage Shed: Comes with a useful garden shed positioned in the rear yard for tools, equipment, and bicycles.
  • Valuable Rear Garage: Benefits from a detached garage measuring approximately 5m by 4.4m, offering exceptional functional or hobby space.
  • Vehicular Laneway Access: The rear garage links directly to a secure vehicular laneway, simplifying storage logistics and car entry.
  • Transport Connectivity: Located approximately a 15-minute walk from Ashtown train station, facilitating smooth commuter links into Dublin.
  • M50 Motorway Access: Provides swift driving access to the broader M50 motorway network for journeys across the wider region.
  • Local Sports Clubs: Close proximity to well-regarded community organizations like St Oliver Plunkett GAA club adds great neighborhood value.
  • Shopping Convenience: Short driving distance to Castleknock Village and the massive retail selection at Blanchardstown Shopping Centre.
  • Generous Double Bedrooms: Includes two well-proportioned double bedrooms upstairs, both outfitted with practical built-in wardrobe storage solutions.
  • Understairs Storage: Practical storage integrated beneath the stairway maximizes the functional floor plan capacity of the entrance hallway.
  • Gas Fired Heating: Equipped with a gas-fired central heating system to ensure reliable and controllable thermal comfort throughout.
  • Large Attic Space: Features a spacious attic footprint that offers potential for future storage adaptation or conversion subject to rules.
  • Established Schools: Surrounded by a wide selection of established national and secondary educational institutions catering to growing family needs.

But keep in mind:

  • Mediocre Energy Rating: Holds a D BER rating, which indicates that the buyer should budget for future insulation upgrades to lower bills [1.1.1].
  • Single Bathroom Limit: Accommodates only one family shower room for three bedrooms, which might create morning bottlenecks for larger households.
  • Compact Kitchen Layout: The kitchen measures just 3.2m by 2.2m, limiting broad configuration options and appliance expansion for enthusiastic cooks.
  • Dated Interior Finishes: Features original architectural elements like tiled fireplaces and older parquet flooring that many modern buyers will want to remodel.
  • Aged Heating System: Buyers should investigate the operational lifespan and efficiency of the existing gas boiler to prevent unexpected replacement costs.
  • Single Glazing Check: The buyer should verify the window framing materials and double-glazing status to ensure adequate thermal and acoustic insulation.
  • Electrical Compliance: Given the 1960s construction era, a thorough electrical survey should be conducted to check for outdated wiring or fuse boards.
  • Roof Structure Inspection: The large attic space warrants a careful timber and felt inspection to rule out dampness, sagging, or lack of proper ventilation.
  • Plumbing Integrity: Older piping networks should be thoroughly examined by a professional plumber to guard against leaks or low water pressure issues.
  • Laneway Security Risks: Shared rear vehicular laneways can sometimes attract illegal dumping, anti-social behavior, or security concerns requiring robust gate setups.
  • Garage Structural State: The 5m x 4.4m garage should be inspected for roof asbestos, dampness, or structural shifts if intended for workshop use.
  • Boundary Clarification: Buyers must cross-reference deeds to ensure garden and laneway boundaries match official Land Registry maps accurately without encroachments.
  • Traffic Noise Levels: Proximity to the busy Navan Road artery means purchasers should evaluate potential ambient traffic noise during peak commuting hours.
  • Limited Expansion Room: The mid-terrace footprint constrains side extensions, meaning major space expansion is limited to rear kitchen or attic builds.
  • Ventilation Quality: Fully tiled shower room setups of this age require checks for mechanical extractors to prevent persistent condensation and mold growth.
  • Potential Retrofit Costs: Bringing a D-rated 1960s home up to modern energy efficiency standards could entail substantial capital investment upfront.
  • Surface Water Drainage: The buyer should check rear garden drainage performance during heavy rainfall to ensure the lawn and patio stay clear of pooling.
  • Parking Constraint: Off-street parking is limited to the front area, which might pose challenges for multi-car households or visiting guests.
  • Local Planning Restrictions: Any future structural changes to the facade or rear extension must navigate local Dublin City Council guidelines and conservation rules.
  • Sewer Line Condition: An independent CCTV drain survey is recommended to check the underground clay sewer pipes for root infiltration or cracking.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price appears broadly in line, with a slight undervaluation signal.
  • Recent transactions on the same road provide highly relevant benchmarks, such as number 43 selling for €515,000 and number 3 selling for €540,000 during mid-2026.
  • Earlier nearby sales on the street, including number 39 at €560,000 and number 16 at €575,000 in late 2024, indicate robust market demand locally.
  • The asking price of €525,000 aligns closely with these direct comparable sales on the road, reflecting typical market value for properties of this size.
  • Buyers should investigate the property's D energy rating and verify if any capital expenditure is required to upgrade its thermal efficiency standards.

Build Analysis

What we know from similar construction types

  • The property is a 1960s-built mid-terrace house, which means typical construction characteristics of that era should be expected, such as solid or early cavity wall types that may lack modern insulation standards.
  • The presence of original features like tiled fireplaces and parquet flooring indicates the house has been well-maintained, but a buyer should investigate the condition of the underlying structural elements, electrical wiring, and plumbing systems to check if updates are required.
  • The property includes a substantial garage (approx. 5m x 4.4m) with access to a vehicular laneway; a buyer should verify its structural integrity, planning compliance for any past modifications, and rights of way along the laneway.
  • With a floor area of 90 m² and a large attic space mentioned, a buyer looking to expand should inspect the roof structure and verify whether the attic is suitable for conversion under current building regulations.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has a BER rating of D, indicating that a comprehensive deep retrofit is required to bring its energy efficiency to a modern standard (B2 or higher).
  • A full deep retrofit for a 90 m² 1960s home typically involves external wall insulation or internal dry-lining, upgrading windows and external doors to double or triple glazing, attic insulation, sealing air leakage, and potentially replacing the gas-fired heating system with a heat pump.
  • Estimated total costs for such a deep retrofit range between €35,000 and €55,000, depending on the scope of works and contractor pricing, though this can be partially offset by available SEAI grants.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €2,200 to €2,800
  • Explanation: This estimate reflects the heating and energy demands for a 90 m² home with a D Building Energy Rating (BER) utilizing gas-fired central heating, though actual costs will depend heavily on individual energy usage habits, fuel inflation, and winter weather severity.

Pollution Safe

8/10

Environmental situation to investigate

  • The location is situated in an established residential suburb well removed from major heavy industrial zones, major waste incinerators, or active large-scale landfills.
  • As a mature urban area built in the 1960s, buyers should verify historical land uses or legacy local industrial sites as a standard part of their pre-purchase investigations.

Flood Safe

8/10

Water overflow reports to follow up

  • The general topography of the Navan Road and Cabra/Ashtown districts generally sits well above major coastal or immediate riverine flood plains, though local surface water pooling during extreme weather events should be independently checked.
  • Prospective buyers should consult local authority strategic flood maps to confirm specific property-level risk gradients.

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 Dublin 7 area

  • 7 PARK CRESCENT HOUSE, BLACKHORSE AVE, DUBLIN 7

    Sale date
    Declared sale price
    €361,000.00
  • 17 ST PETERS SQ, PHIBSBOROUGH RD, PHIBSBOROUGH DUBLIN 7

    Sale date
    Declared sale price
    €282,789.00
  • 21 ORCHARD TERRACE, GRANGEGORMAN UPPER, DUBLIN 7

    Sale date
    Declared sale price
    €355,000.00
  • 80 ST. EITHNE ROAD, CABRA, DUBLIN 7

    Sale date
    Declared sale price
    €380,000.00
  • 6 THE TAP 44 47 NORTH KING ST, DUBLIN 7, DUBLIN

    Sale date
    Declared sale price
    €345,000.00

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: €5,250 (calculated at 1% of the asking price for residential property up to €1 million)
  • Solicitor legal fees: €1,500 to €3,000 plus 23% VAT for conveyancing services
  • Land registration fees: €400 to €800 depending on the property value and mortgage registration outlays
  • Property valuation fees: €150 to €300 required by the mortgage lender
  • Surveyor fees: €400 to €800 for an independent pre-purchase structural or condition survey
  • Annual home insurance: €350 to €600 for a combined buildings and contents policy, varying based on the rebuild cost and security

Forum Talk

What people are saying about this area

  • Residents highlight the Navan Road area as exceptionally family-friendly, noting its mature tree-lined streets and strong community feel.
  • Proximity to the Phoenix Park and Ashington Park is frequently praised by local homeowners on neighborhood forums as a major lifestyle benefit.
  • Commuters on local boards frequently discuss convenient transport options, including short walks to Ashtown train station and various city bus routes.
  • Property discussions for the road indicate high demand for homes with rear vehicular access and garages, which are seen as valuable assets for modern extensions or secure parking.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features three bedrooms, a secure south-facing rear garden, and is located on a tree-lined street close to local parks and schools, making it ideal for young families.

    8/10
  • Teenagers

    With three well-sized bedrooms and good proximity to sports clubs and transport links like the Ashtown train station, teenagers will find plenty of independence and local activities.

    7/10
  • Multi-generational Living

    At 90 square metres with a single family bathroom and traditional layout, space is somewhat constrained for multi-generational living without structural changes.

    4/10
  • Single Buyers

    Offers a manageable footprint with a garage and off-street parking, though the three-bedroom size and suburban price point may exceed the needs of some solo buyers.

    7/10
  • Couples

    Provides excellent space with two reception rooms and a garden, perfect for couples looking to settle down or work from home in a well-connected area.

    8/10
  • Empty Nesters

    The single-level flow downstairs and manageable garden size suit empty nesters looking to downsize while retaining private outdoor space, though stairs to bedrooms remain.

    7/10
  • Retirees

    While the single bathroom is on the upper floor and the property has a D energy rating, it offers a quiet neighborhood setting and low-maintenance footprint.

    6/10

Work

3 areas
  • Remote Working

    With three bedrooms and two reception rooms, there is ample flexibility to set up dedicated home office spaces.

    8/10
  • Hybrid Commuting

    Conveniently located about a 15-minute walk to Ashtown train station and with easy access to the M50 and city center.

    9/10
  • Retired

    Quiet neighborhood with local community links, though potential buyers should verify the implications of the D energy rating for heating comfort.

    6/10

Practical

8 areas
  • Ageing in Place

    Features single-level living downstairs, but bedrooms and the shower room are located on the upper floor, which may require modification later in life.

    5/10
  • Low Maintenance

    Well-maintained property with a manageable garden footprint, though a D energy rating indicates potential upgrades for insulation and heating efficiency.

    6/10
  • Secure Gated Entry

    The property features off-street parking and a garage with laneway access rather than a gated community entry.

    2/10
  • Minimalist Design

    Retains many traditional 1960s features, including tiled fireplaces and parquet flooring, which lean toward classic rather than minimalist aesthetics.

    4/10
  • Flexible Floor Plans

    Two distinct reception rooms and a separate kitchen offer traditional division, with some potential for reconfiguration.

    6/10
  • Heritage Home

    Built in the 1960s with charming period details like parquet flooring, though not classified as a historical protected structure.

    5/10
  • Ecological Setup

    Carries a BER D rating, meaning energy efficiency is modest and prospective buyers should investigate potential upgrades.

    3/10
  • Outdoor areas

    Benefits from a front garden with off-street parking, a 12m south-facing rear garden with a shed, and a large standalone garage.

    8/10

Interests

9 areas
  • Gardening

    Features a 12m south-facing rear garden laid in lawn with mature plants and shrubs, plus a useful garden shed.

    7/10
  • Walking

    Extremely close to Phoenix Park and Ashington Park, offering fantastic expansive spaces for daily walks.

    9/10
  • Gym

    Local amenities and sports clubs are nearby, though specific commercial gym facilities require a short drive or commute.

    6/10
  • Cycling

    Good accessibility to local routes, Phoenix Park, and cycle corridors leading toward Dublin city center.

    7/10
  • Golf

    Several golf clubs are accessible within the wider Dublin 7 and Castleknock areas.

    6/10
  • Fishing

    Limited direct access to prominent fishing spots locally, though the River Liffey is relatively nearby.

    3/10
  • Horse Riding

    Proximity to the Phoenix Park offers some equestrian context, but dedicated riding stables are sparse in the immediate urban vicinity.

    4/10
  • Water Sports

    Inland location means water sports options are minimal locally, requiring travel to the coast or Liffey activity centers.

    2/10
  • Entertaining

    Two spacious reception rooms with parquet flooring and a south-facing garden provide great spaces for hosting guests indoors and outdoors.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Situated on a pretty, tree-lined residential street off the main Navan Road, offering a peaceful neighborhood atmosphere away from heavy city congestion.

    7/10
  • Rural Living

    This is a firmly urban/suburban setting in Dublin 7, close to major roads and city conveniences, offering very little rural character.

    2/10
  • Village Living

    Proximity to Castleknock Village and local amenities provides a welcoming community feel despite its Dublin suburban location.

    6/10
  • Coastal Living

    The property is located inland on the northside of Dublin, far removed from coastal areas and beaches.

    1/10
  • Urban Living

    Short distance to the city center, well-served by public transport options including the Ashtown train station, and close to local cafes and shops.

    8/10

Social

6 areas
  • Community Involvement

    Established neighborhood with local sports clubs like St Oliver Plunkett GAA offering strong community ties.

    7/10
  • Café Culture

    Close to great cafes and restaurants in Ashtown and a short drive to Castleknock Village.

    7/10
  • Nightlife

    Local pubs and neighborhood spots are available, but heavy nightlife requires heading closer to Dublin city center.

    5/10
  • Health/Wellness groups

    Proximity to parks and local clubs supports active wellness routines, though specific group listings should be verified locally.

    6/10
  • Networking Opportunities

    Good connectivity to the city center makes professional networking events easily accessible.

    6/10
  • Tech-Hub Connectivity

    Dublin's major employment and tech hubs are reachable via nearby transport links, and remote setups are well accommodated.

    7/10

Listing information

Agent
Sherry FitzGerald Castleknock
Phone
01 820 1800
Published on HouseDelve
4 September 2026
Correction
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Property reference: HD-45139AHouseDelve · 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.