38 Slane Road, Crumlin, Dublin 12D12Y8CK
€395,000
2 Bed~1 Bath~64 m²~BER E2
What you'll like:
- Turnkey interior condition: The property is presented in immaculate order throughout, allowing a new buyer to move straight in without incurring immediate redecoration costs.
- Modern gas boiler: A recently upgraded gas fired central heating system provides reliable warmth and improved efficiency for daily living.
- Fresh floor finishes: New flooring installed throughout the residence enhances the clean aesthetic and reduces upfront renovation expenditure for purchasers.
- Converted attic space: The cleverly converted attic offers a versatile dedicated home office or peaceful retreat separate from the primary bedrooms.
- Off-street parking: The front driveway provides convenient and secure off-street parking, a valuable commodity in this mature residential neighborhood.
- Low-maintenance garden: The rear garden is designed for easy upkeep, featuring a functional layout that minimizes weekend gardening and maximizes leisure time.
- Block-built storage shed: A sturdy outdoor shed situated in the back garden provides secure storage for bicycles, tools, and seasonal equipment.
- Established residential road: Situated on a mature and highly sought-after avenue, the home benefits from a stable neighborhood community and pleasant surroundings.
- Proximity to shopping: The nearby Sundrive Shopping Centre offers convenient access to supermarkets, retail shops, and daily essentials within easy walking distance.
- Abundant local amenities: A wide variety of local cafés, restaurants, and convenience stores are dotted around the immediate neighborhood for everyday enjoyment.
- Strong educational options: The surrounding catchment area is well served by a solid selection of established primary and secondary schools for families.
- Recreational facilities: Excellent local sports clubs and community parks nearby provide fantastic opportunities for outdoor activities and healthy lifestyles.
- Frequent bus routes: Numerous Dublin Bus routes operate close to the address, ensuring smooth and regular public transit connections into the city center.
- Excellent road links: The nearby M50 motorway and N7 arterial route provide motorists with fast access across Dublin and the broader national road network.
- First-time buyer appeal: Compact sizing, manageable pricing, and complete modernization make this an ideal springboard for individuals stepping onto the property ladder.
- Double glazed windows: Fitted double glazing throughout helps retain interior heat and significantly dampens exterior street noise for a peaceful atmosphere.
- Bright living spaces: Thoughtfully proportioned rooms with abundant natural light create an open, welcoming ambiance across the main ground floor accommodation.
- Fully fitted kitchen: The modern kitchen comes fully equipped with integrated units and a dedicated dining space ideal for casual everyday meals.
- Lovingly maintained home: Careful upkeep by the current owner ensures that structural fixtures and cosmetic finishes remain in exceptionally tidy working order.
- Convenient Eircode provided: The inclusion of a verified Eircode simplifies navigation, postal deliveries, and accurate utility setup for the incoming purchaser.
But keep in mind:
- Subpar BER rating: The property holds an E2 Building Energy Rating, which indicates poor thermal efficiency and suggests that substantial insulation upgrades will be necessary.
- High energy bills: Due to the weak E2 energy rating, future occupants should anticipate higher than average monthly heating and electricity expenses.
- Compact floor area: Measuring approximately 64 square meters, the dwelling is relatively small and offers limited scope for expanding family living space.
- Single bathroom constraint: Having only one shared family bathroom may create morning bottlenecks and inconvenience for a growing household or visiting guests.
- Attic compliance check: Buyers must verify that the attic conversion meets all current building regulations, fire safety standards, and planning exemption criteria.
- Mid-terrace party walls: As a mid-terrace house, acoustic insulation between neighboring properties should be tested to ensure adequate privacy from adjoining homes.
- Street parking limitations: While a front driveway exists, visitors may struggle to find unrestricted parking along this busy mature residential thoroughfare.
- Future expansion limits: The modest footprint of the rear garden restricts major ground-floor extensions without sacrificing essential outdoor relaxation space.
- Gas heating dependency: The primary reliance on a gas-fired heating system exposes the household to future fossil fuel price volatility and carbon tax increases.
- Ventilation verification: Buyers should check that the converted attic space features adequate mechanical or natural ventilation to prevent condensation and damp issues.
- Insulation standards: The low BER rating strongly suggests that external walls, roof spaces, or suspended floors lack modern insulation thicknesses.
- Staircase safety review: The fixed stairs leading to the converted attic should be professionally inspected to ensure compliance with modern safety and headroom codes.
- Storage capacity constraints: Beyond the shed and attic, internal built-in wardrobe space appears limited, which could create clutter for larger households.
- Traffic noise exposure: Being located on a well-traveled urban road means prospective buyers should assess potential peak-hour traffic noise levels.
- Upgrade capital required: Achieving a modern energy rating of B or C will require significant financial investment in external wall insulation or heat pumps.
- Drainage inspection advised: Buyers should commission a professional CCTV drain survey to check the condition of underground wastewater pipes connected to the main sewer.
- Electrical system audit: A thorough electrical safety check should be performed to confirm that the fuse board and wiring meet current regulatory standards.
- Boundary fence checks: Legal advisors should carefully examine title deeds to confirm that all garden boundaries and the driveway match official land registry maps.
- Water pressure verification: Prospective purchasers should test the mains water pressure across both floors to ensure satisfactory performance in the kitchen and bathroom.
- Future retrofit disruption: Carrying out deep retrofit insulation works to resolve the E2 rating will cause considerable dust and lifestyle disruption for new occupants.
Price positioning
?
- The asking price appears modestly undervalued compared to broader market transaction averages for similar houses in the immediate locality, suggesting an attractive entry point for prospective buyers seeking a well-maintained residential property in this mature Dublin neighborhood.
- Under-valuation signals stem from the competitive quoted figure relative to recent neighboring sales data, though this must be weighed against the compact floor area and the relatively low energy rating requiring potential future efficiency upgrades.
- Such a pricing strategy could be supported by strong underlying demand from first-time buyers looking for turnkey accommodation, while it might be undermined by competitive bidding driving the final transaction figure significantly higher than the initial listing price.
- Relevant contextual factors include the inclusion of a converted attic space used as a home office, off-street parking, and close proximity to local retail centers and transport links, all of which enhance the overall utility and market appeal.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom mid-terrace house with a floor area of approximately 64 square metres, featuring a converted attic space currently used as a home office.
- The listing notes recent upgrades including new flooring, a freshly painted interior, and a new gas-fired boiler, though a structural survey is recommended to assess the overall condition of the older fabric.
- A buyer should investigate whether proper planning permission, building regulations approval, and fire safety compliance were obtained for the attic conversion and its use as a habitable room or home office.
- Given the mid-terrace configuration, a party wall assessment and checks regarding sound insulation and potential damp issues in the block-built shed or rear extension areas are advisable.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of E2, indicating a high level of heat loss and energy inefficiency that requires substantial thermal upgrades.
- A deep retrofit to bring the home up to a modern energy standard would typically cost between EUR 35,000 and EUR 55,000.
- Key measures required would include external or internal wall insulation, roof and attic insulation upgrades to account for the conversion, and window and door replacements to improve overall thermal performance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,400 to 1,800 euro.
- This estimate accounts for the 64 square meter floor area and the current E2 BER rating, which indicates lower energy efficiency and higher potential heat loss, though a new gas-fired boiler has recently been installed.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established residential suburb largely free from heavy industrial facilities, major manufacturing plants, or active large-scale incinerators.
- As with many mature urban and suburban areas in Dublin, buyers may wish to verify general background urban air quality considerations through local environmental reports.
Flood Safe
8/10Water overflow reports to follow up
- Based on general regional mapping, the location does not appear to be within a high-risk coastal or major river flood zone.
- Prospective buyers should check local drainage records and consult with the local authority regarding any historical localized surface water pooling during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
28 SLANE RD, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €475,000.00
28 SLANE RD, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €465,000.00
26 SLANE ROAD, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €495,000.00
30 SLANE RD, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €395,500.00
10 SLANE RD, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €406,000.00
Recent sales in the wider Crumlin area
100 KILDARE RD, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €450,000.00
APT 21, WINDMILL LODGE, WINDMILL LANE DUBLIN 12
- Sale date
- Declared sale price
- €405,000.00
81 SPERRIN RD, DRIMNAGH, DUBLIN 12
- Sale date
- Declared sale price
- €408,000.00
48 CRUMLIN RD, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €630,000.00
11 TEMPLE MANOR COURT, GREENHILLS, DUBLIN 12
- Sale date
- Declared sale price
- €545,000.00
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
38 SLANE RD, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €373,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price, amounting to 3,950 euro for a property priced at 395,000 euro.
- Solicitor legal fees: approximately 1,500 to 2,500 euro plus VAT and outlay costs.
- Land registration fees: approximately 175 to 700 euro depending on the registration type and property value.
- Property valuation fees: approximately 150 to 250 euro for mortgage valuation purposes.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 350 to 600 euro depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Crumlin is widely regarded as a mature and highly sought-after residential area with a strong community feel, popular among first-time buyers and families.
- Residents frequently highlight the excellent convenience of the location, noting the proximity to local shopping facilities like Sundrive Shopping Centre and various cafes.
- Transport links are a regular topic of discussion on local forums, with commuters appreciating the multiple Dublin Bus routes providing easy access to Dublin City Centre.
- Local community groups often discuss ongoing investments in local parks, schools, and recreational amenities, making it an appealing neighbourhood for long-term living.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The home offers two bedrooms and a low maintenance rear garden, making it manageable for young families, though space is relatively compact at 64 m².
- Teenagers5/10
With two bedrooms and a converted attic space, there are options for independent study areas, but overall living space is limited for growing teenagers.
- Multi-generational Living2/10
At 64 m² with a single bathroom and two bedrooms, the property lacks the scale required to comfortably house multiple generations together.
- Single Buyers9/10
Presented in turnkey condition with a dedicated home office in the converted attic, this is an exceptional starter home for a single buyer.
- Couples8/10
An ideal setup for couples looking for an easily manageable property close to city amenities, complete with a home office space.
- Empty Nesters7/10
The low maintenance nature of the property appeals to downsizers, though stairs to the converted attic and bedrooms should be considered.
- Retirees5/10
While low maintenance, the two-story layout with bedroom and attic access may be less suitable for long-term ageing in place without modification.
Work
3 areas- Remote Working9/10
The cleverly converted attic space currently utilised as a dedicated home office provides a fantastic environment for remote workers.
- Hybrid Commuting8/10
Conveniently served by numerous Dublin Bus routes with easy access to the M50, N7, and Dublin City Centre for hybrid office days.
- Retired6/10
Turnkey condition and low maintenance exterior suit retirees looking for a hassle-free lock-up-and-leave home, though internal stairs exist.
Practical
8 areas- Ageing in Place5/10
The two-storey layout plus converted attic involves multiple flights of stairs, which may present challenges for long-term mobility.
- Low Maintenance9/10
The property features a low maintenance rear garden, new flooring, a new gas-fired boiler, and is presented in immaculate turnkey condition.
- Secure Gated Entry3/10
Features off-street parking to the front rather than a secure gated community entrance.
- Minimalist Design7/10
A bright, well-proportioned layout with modern finishes throughout that easily lends itself to a clean, contemporary aesthetic.
- Flexible Floor Plans7/10
Includes two bedrooms, a stylish bathroom, and a cleverly converted attic that adds valuable versatile functional space.
- Heritage Home2/10
This is a mid-terrace home on a mature residential road rather than a traditional period or heritage property.
- Ecological Setup4/10
The property carries a BER rating of E2, indicating that energy efficiency is lower and may warrant buyer investigation for future upgrades.
- Outdoor areas6/10
Benefits from off-street parking to the front and a low maintenance rear garden equipped with a block-built storage shed.
Interests
9 areas- Gardening3/10
The rear garden is described as low maintenance, indicating paved or hardscaped areas rather than extensive planting grounds.
- Walking8/10
An abundance of local amenities, shops, and services within walking distance makes it very convenient for daily strolls and errands.
- Gym6/10
General urban location provides reasonable access to local fitness facilities and recreational clubs in the wider Dublin 12 area.
- Cycling7/10
The relatively flat terrain and accessibility to Dublin City Centre make cycling a viable commuting or recreational option.
- Golf5/10
There are standard suburban golf facilities within a reasonable driving radius in the surrounding Dublin region.
- Fishing2/10
The residential setting does not offer immediate access to notable fishing rivers or lakes.
- Horse Riding2/10
An inner-suburban location without local equestrian facilities or stables nearby.
- Water Sports2/10
Inland location means water sports require travel towards the coast or designated inland activity centers.
- Entertaining6/10
Features a modern fully fitted kitchen and a low maintenance rear garden with a block-built shed, suitable for casual social gatherings.
Lifestyle
5 areas- Quiet Living6/10
Situated on a mature residential road with a private rear garden, offering a generally settled environment despite being in an established urban setting.
- Rural Living1/10
This is a solidly urban residential location in Dublin 12 with immediate access to city amenities and transport networks.
- Village Living7/10
Proximity to local shops, cafes, and restaurants at Sundrive Shopping Centre creates a strong community and village-like local convenience.
- Coastal Living2/10
The property is located inland in Crumlin and has no direct proximity to the coast.
- Urban Living9/10
Excellent urban access with numerous Dublin Bus routes, easy reach of Dublin City Centre, and local amenities within walking distance.
Social
6 areas- Community Involvement7/10
Located on a mature and highly sought-after residential road with established community ties and local amenities.
- Café Culture8/10
Proximity to Sundrive Shopping Centre and local cafes provides a lively and accessible cafe culture close to home.
- Nightlife6/10
While local neighbourhood options are present, residents seeking vibrant nightlife will likely travel into nearby Dublin City Centre.
- Health/Wellness groups7/10
Good access to local sports, recreational facilities, and community health initiatives in the Crumlin area.
- Networking Opportunities6/10
Easy transit links to Dublin City Centre ensure straightforward access to professional networking events and business hubs.
- Tech-Hub Connectivity7/10
The dedicated home office space supports tech connectivity, and transport links provide access to Dublin's primary commercial districts.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Published on HouseDelve
- 18 September 2026
- Correction
- Report an issue
HD-6CB0B5HouseDelve · 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.