39 Priory Avenue, Blackrock, Co. DublinA94HR53
€1,595,000
5 Bed~4 Bath~295 m²~BER C3
What you'll like:
- Substantial floor area: Spanning approximately 295 square metres, this impressive home delivers exceptional family proportions that accommodate growing households comfortably without requiring immediate extensions.
- Generous bedroom count: Featuring five well-proportioned bedrooms on the first floor alongside additional attic spaces, the property easily satisfies large families needing versatile sleeping and study quarters.
- Multiple reception rooms: The layout offers a formal sitting room, living room, dining room, home office, and playroom, giving family members distinct zones for relaxation and work.
- West-facing garden: The large rear garden captures wonderful afternoon and evening sunlight, providing an inviting outdoor space for family leisure and summer barbecues.
- Private outdoor sanctuary: Mature hedging in the front and a secluded rear patio create an attractive sense of privacy that shields the residence from neighbouring viewlines.
- Extensive parking capacity: A broad gravel driveway delivers generous off-street parking for multiple vehicles, eliminating street parking hassles for busy households and visiting guests.
- Established residential setting: Situated in a highly regarded neighbourhood in Blackrock, the address ensures long-term community desirability and strong sustained neighborhood appeal for buyers.
- Proximity to top schools: Families will benefit from close proximity to renowned educational institutions such as Blackrock College, St Andrew's College, and UCD.
- Excellent public transport: Commuters enjoy convenient access to the N11 quality bus corridor, Stillorgan Luas stop, and Blackrock DART station for effortless city travel.
- Convenient shopping hubs: Being close to Stillorgan Village places an extensive selection of local shops, cafés, supermarkets, and leisure amenities within very easy reach.
- Attic level conversion: The substantial attic conversion provides two large additional rooms and a shower room, offering incredible flexibility for older teens or guest accommodation.
- Functional home office: A dedicated ground-floor office space caters perfectly to remote working professionals who require a quiet, separated environment from family life.
- Practical utility facilities: A separate utility room plumbed for laundry appliances helps keep household chores organized and hidden away from the main living areas.
- Charming architectural fireplaces: Multiple reception rooms showcase attractive feature fireplaces with cast iron insets, adding character and warmth to the interior living spaces.
- Solid energy rating: The C3 BER rating indicates decent baseline energy efficiency, though buyers might still consider future upgrades to enhance thermal performance further.
- Direct garden access: Sliding patio doors from the dining room and living spaces establish a seamless indoor-outdoor connection ideal for entertaining during warmer months.
- Plentiful bathroom facilities: With four bathrooms distributed across the levels, morning queues are effectively minimized for busy families preparing for work and school.
- Attractive architectural features: Ceiling coving, centre roses, and stained glass roof lights introduce classic character and subtle elegance throughout the spacious interior layout.
- Stable asking price: The asking price of €1,595,000 has remained unchanged since initial tracking began, suggesting a firm initial pricing stance from the vendor.
- Gas-fired Aga warmth: The kitchen includes a traditional gas-fired Aga, offering a charming focal point and reliable ambient warmth for culinary enthusiasts.
But keep in mind:
- Moderate energy rating: The C3 BER rating means the property falls short of modern nearly-zero energy standards, potentially resulting in higher heating bills during colder months.
- Attic compliance verification: Buyers should verify that the attic conversion obtained all necessary planning permissions and building regulations compliance certificates prior to purchase.
- Potential modernization required: Certain kitchen and bathroom finishes appear dated against contemporary luxury standards, meaning new owners might budget for cosmetic updating works.
- High market threshold: At nearly €1.6 million, the asking price places a heavy financial burden on buyers, demanding thorough scrutiny of local market values.
- Fixed pricing posture: The lack of recorded price reductions during the tracking period indicates the seller may hold firm on expectations, limiting immediate negotiation leverage.
- Boiler age and efficiency: Buyers should inspect the gas-fired boiler housed in the utility room to determine its remaining operational lifespan and replacement urgency.
- Roof window maintenance: Multiple Velux roof lights across the attic and utility spaces will require periodic seal and flashing checks to prevent potential water ingress.
- Upkeep of mature hedging: The extensive mature front hedging requires regular seasonal pruning and maintenance to keep the driveway looking neat and accessible.
- Gravel driveway upkeep: The broad gravel driveway may require periodic topping up and weed control to maintain its pristine appearance and prevent stone scatter.
- Single-pane or older glazing: Prospective purchasers should check the age and thermal efficiency of all windows, particularly in older sections, to assess draft risks.
- Traffic and commuter noise: Given the proximity to major arterial routes like the N11, buyers should visit during peak hours to assess ambient traffic sound levels.
- Drainage and surface water: The large paved patio area should be inspected for proper grading and drainage slopes to ensure rainwater flows away from the foundations.
- Electrical system capacity: An older five-bedroom home may require an electrical system audit to ensure the consumer unit safely handles modern tech and appliance loads.
- Plumbing system pressure: Buyers should test water pressure across the four bathrooms simultaneously to ensure the system handles multi-person peak usage effectively.
- Boundary wall responsibility: Purchasers should inspect legal deeds to clarify exact maintenance responsibilities for boundary walls and fences shared with neighbours.
- Potential damp in extensions: Areas with extensive glazing, such as the rear family room, should be checked for condensation risks and adequate thermal bridging prevention.
- Under-eaves storage access: The attic rooms feature under-eaves storage spaces which can be awkward to access and prone to dust accumulation if not properly sealed.
- Fireplace safety checks: Multiple open and gas-effect fireplaces require professional safety chimney sweeps and safety valve tests before regular winter usage.
- Potential asbestos materials: In homes of this vintage, buyers might want to investigate older floor tiles or insulation lagging for legacy hazardous materials.
- Local development activity: Buyers should check local planning registers for nearby residential infill projects that could alter the immediate neighbourhood's traffic or density.
Price positioning
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- The asking price appears broadly aligned with baseline property values when evaluating its expansive floor area and premium suburban location in South County Dublin.
- Valuation signals remain balanced as historical transactions on the same street reflect substantial variations in scale, condition, and configuration over recent years.
- Strong family appeal, extensive off-street parking, and a west-facing garden support the current asking price, though a C3 energy rating could introduce retrofit costs that weigh on final negotiations.
- Relevant market dynamics indicate stable demand for large residences near established educational and transport infrastructure, minimizing downward price pressure despite broader economic fluctuations.
Build Analysis
What we know from similar construction types
- The property is a substantial detached or semi-detached style residence extending to approximately 295 sq. m over three levels, featuring a converted attic space and multiple reception rooms.
- A buyer should investigate the building compliance and planning history regarding the attic conversion to ensure proper certification and adherence to building regulations for habitable spaces.
- The presence of multiple fireplaces and an extended footprint suggests the home may have been altered or added to over time, warranting a thorough structural survey to check for damp, insulation standards, and the condition of older service installations.
- Given the C3 BER rating, a buyer should assess the existing windows, heating system efficiency, and wall/roof insulation levels to identify potential energy upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2800 to 3400 euro.
- Explanation: Based on the C3 energy rating and the large 295 sq m floor area, heating a residence of this scale will incur substantial energy demands, particularly during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established, predominantly residential suburb of South County Dublin, far removed from heavy industrial zones or large-scale waste management facilities.
- Any minor localized emissions from nearby traffic corridors such as the N11 are typical of suburban locations and present standard urban environmental conditions.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 PRIORY AVE, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €3,600,000.00
34 PRIORY AVE, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €840,000.00
17 PRIORY AVE, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €1,340,000.00
46 PRIORY AVE, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €930,000.00
ASHLEIGH, 15 PRIORY AVE, BLACKROCK
- Sale date
- Declared sale price
- €1,325,000.00
Recent sales in the wider Blackrock area
DAWSON LODGE, CROSS AVE, BLACKROCK
- Sale date
- Declared sale price
- €2,300,000.00
18 SHANDON PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €960,000.00
2 MOUNTBROOK, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €475,000.00
APT 3 FRASCATI HALL, SWEETMANS AVE, BLACKROCK
- Sale date
- Declared sale price
- €550,000.00
1A ARDMEEN PARK, BLACKROCK, COUNTY DUBLIN
- Sale date
- Declared sale price
- €1,000,000.00
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
- Estimated stamp duty: €25,700 — 1% of €1,000,000 + 2% of €500,000 + 6% of €95,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 2000 to 4000 euro plus VAT and outlay.
- Land registration fees: approximately 800 to 1200 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage or insurance valuation.
- Surveyor fees: approximately 800 to 1500 euro for a comprehensive structural survey given the 295 sq m floor area.
- Annual home insurance: approximately 600 to 1200 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in the Blackrock and Stillorgan areas frequently discuss local traffic calming measures and the management of commuter parking on residential streets.
- Community forums often highlight the convenience of the local transport links, noting the proximity of both the QBC on the N11 and the DART at Blackrock as major lifestyle benefits.
- Discussions regarding local amenities frequently praise the wide selection of established schools and colleges in South County Dublin.
- Neighbourhood groups occasionally share updates on local council initiatives, such as cycle lane expansions and public realm improvements in Blackrock village.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property provides five generous bedrooms and multiple reception rooms, including a dedicated playroom, making it exceptionally well-suited for young children and growing families.
- Teenagers9/10
With spacious accommodation over three levels, including a converted attic with two large rooms, teenagers will have plenty of independent living and study space.
- Multi-generational Living8/10
The expansive floor area of approximately 295 sq. m and the flexible attic conversion offer great scope for accommodating extended family members under one roof.
- Single Buyers3/10
At 295 sq. m with five bedrooms and a substantial asking price, this large family home is likely far too big and costly for a single buyer.
- Couples5/10
While couples who plan to expand their family will find it ideal, those seeking a low-maintenance home for just two people might find the scale excessive.
- Empty Nesters6/10
Empty nesters may appreciate the mature Blackrock location and ample room for visiting family, though the large footprint and garden may require more upkeep than desired.
- Retirees6/10
The established residential setting near amenities is appealing for retirees, but the three-story layout and multiple stairs could pose mobility challenges over time.
Work
3 areas- Remote Working9/10
The inclusion of a dedicated home office and flexible spaces across three levels makes remote working highly convenient.
- Hybrid Commuting9/10
Excellent transport links including the QBC, Stillorgan Luas, and Blackrock DART provide seamless options for hybrid commuters heading into the city.
- Retired6/10
Well-suited for active retirees wanting proximity to services, though the multi-level property may require future management of stairs.
Practical
8 areas- Ageing in Place5/10
While the ground floor features a shower room and reception spaces, the multi-story layout with stairs to bedrooms and attic rooms means buyers should investigate accessibility adaptations for long-term ageing in place.
- Low Maintenance6/10
A property of 295 sq. m with mature gardens, multiple fireplaces, and extensive accommodation requires regular upkeep and maintenance.
- Secure Gated Entry5/10
The property features a broad gravel driveway providing generous off-street parking behind mature hedging, though buyers should verify if automated gates are installed.
- Minimalist Design4/10
The home features a traditional layout with multiple reception rooms, ceiling coving, and classic fireplaces rather than open-plan minimalist architecture.
- Flexible Floor Plans9/10
An adaptable layout with a dedicated home office, playroom, utility, and a substantial attic conversion providing two extra rooms offers exceptional flexibility.
- Heritage Home4/10
While located in a mature, established setting with traditional touches like ceiling coving and fireplaces, it is a substantial modern-era family residence rather than a protected period structure.
- Ecological Setup5/10
The property carries a C3 BER rating, suggesting that buyers looking for top-tier energy efficiency may want to investigate upgrade potential.
- Outdoor areas9/10
Features a wonderfully private, sunny west-facing rear garden with a large paved patio, complemented by a landscaped front garden and ample off-street parking.
Interests
9 areas- Gardening8/10
Features a beautifully landscaped front garden with mature hedging and a generous, sunny west-facing rear garden offering great potential for gardening enthusiasts.
- Walking8/10
The mature residential location places local amenities, parks, and transport links within comfortable walking distance.
- Gym7/10
Proximity to Stillorgan and Blackrock ensures good access to local fitness clubs and leisure amenities.
- Cycling7/10
Good connectivity via local roads and the N11 corridor supports cycling commuters and recreational riders.
- Golf7/10
South County Dublin is home to several well-regarded golf courses within a reasonable driving distance.
- Fishing5/10
While coastal access allows for sea angling opportunities nearby, fishing is not a primary defining feature of this suburban location.
- Horse Riding5/10
Equestrian facilities require travel further into the outer Dublin suburbs or countryside, though some riding schools exist in the broader region.
- Water Sports7/10
Proximity to the coast via Blackrock provides accessible opportunities for marine and water-based activities.
- Entertaining10/10
An exceptional layout featuring interconnected reception rooms, a large kitchen, formal dining room, and a paved patio opening to a west-facing garden makes this home ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Occupying a wonderfully private position behind mature hedging in a regarded residential setting, the property offers a peaceful retreat from the busier surrounding areas.
- Rural Living2/10
Located in a mature suburban neighborhood in Blackrock close to major transport links and villages, this is distinctly suburban rather than rural.
- Village Living8/10
The property benefits from close proximity to Stillorgan Village and Blackrock, offering easy access to local shops, cafés, and restaurants.
- Coastal Living7/10
Situated in Blackrock with nearby access to the DART, residents can easily enjoy coastal walks and amenities along the Dublin bay area.
- Urban Living7/10
Convenient access to Dublin city centre via the N11, QBC, Luas, and DART provides strong connectivity to urban employment and entertainment hubs.
Social
6 areas- Community Involvement8/10
Set within a mature, well-established residential neighborhood with active local community structures and schools.
- Café Culture8/10
Close proximity to Stillorgan Village and Blackrock provides an abundance of local cafés and dining options.
- Nightlife6/10
While local pubs and restaurants are nearby, vibrant nightlife is more readily accessed by traveling closer to Dublin city centre.
- Health/Wellness groups8/10
The surrounding area offers numerous wellness centres, sports clubs, and pilates & stretching classes to support an active lifestyle.
- Networking Opportunities7/10
Strong transport links to business districts and tech hubs facilitate professional networking.
- Tech-Hub Connectivity8/10
Convenient access to major Dublin employment nodes and transport corridors makes this a practical base for tech professionals.
Listing information
- Agent
- Lisney Sotheby's International Realty Blackrock
- Phone
- 01 280 6820
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-50F1E0HouseDelve · 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.