4 Angler's Rest, Beaver Row, Donnybrook, Dublin 4D04F2C9
€495,000
2 Bed~2 Bath~66 m²~BER C
What you'll like:
- Prime Dublin 4 address: The property is situated in an exceptionally desirable postal district near Donnybrook and Ballsbridge, which consistently supports strong long-term capital appreciation and resale demand.
- Boutique gated community: Comprising only nineteen own-door residential units, the development offers enhanced privacy and security compared to larger, more densely populated apartment complexes in the immediate vicinity.
- Favorable south-easterly orientation: The layout benefits from an excellent aspect that floods the interior with natural sunlight throughout the day, creating a bright and uplifting living environment for occupants.
- Private own-door entrance: Residents enjoy direct street-level access rather than navigating shared interior hallways, providing a greater sense of independence and a traditional home feel.
- Secure designated parking: The inclusion of an assigned parking space within a gated courtyard adds valuable convenience and security for vehicle owners in this central urban location.
- Riverside greenway proximity: Situated directly alongside the River Dodder, residents have immediate access to scenic riverside walks, running trails, and green open spaces right on their doorstep.
- Desirable village accessibility: The property sits within easy walking distance of Donnybrook, Ranelagh, and Ballsbridge villages, offering an incredible selection of fashionable cafes, restaurants, and everyday retail amenities.
- Proximity to higher education: University College Dublin is easily reachable from the address, making the townhouse exceptionally attractive for academics, staff, or investors targeting student-adjacent rental demand.
- Excellent recreational facilities: Major local amenities such as Herbert Park, the RDS Arena, and David Lloyd Riverview are nearby, providing extensive options for fitness, sports, and outdoor leisure pursuits.
- Strong public transport connectivity: Frequent bus routes running along the main corridors ensure rapid and direct transit access into Dublin city centre and surrounding commercial hubs.
- Well-proportioned three-level layout: The clever vertical arrangement separates sleeping and living zones effectively, maximizing the functional utility of the compact sixty-six square metre floor area.
- Modern kitchen and bathroom fittings: The property is presented in good decorative order with contemporary sanitaryware and cabinetry already installed, reducing the need for immediate capital expenditure.
- En-suite primary accommodation: Having an adjoining bathroom attached to the ground-floor bedroom enhances daily living convenience and provides privacy for guests or family members.
- Practical under-stairs storage: The clever integration of a washing machine and storage space beneath the stairs optimizes the ground floor footprint without cluttering the main living quarters.
- Fitted wardrobes included: The upper-level double bedroom features built-in storage solutions, maximizing floor space and saving the buyer from purchasing freestanding wardrobes.
- Stable asking price history: Tracking data confirms the quoting figure has remained steady at four hundred and ninety-five thousand euros without erratic fluctuations, suggesting a confident and realistic initial vendor pricing strategy.
- First-time buyer appeal: The manageable scale, attractive location, and turnkey condition make this an ideal starter home for purchasers stepping onto the Dublin property ladder.
- Downsizing suitability: Maintenance-free gated living combined with single-floor sleeping quarters will strongly appeal to mature buyers looking to downsize from larger suburban family houses.
- Proven rental demand: The combination of a prestigious Dublin 4 address and proximity to major employment nodes ensures strong underlying fundamentals for future buy-to-let investment potential.
- Manageable annual service charge: At approximately one thousand six hundred euros per year, the development fees remain relatively proportionate for a gated scheme providing private parking and common upkeep.
But keep in mind:
- Moderate BER rating: The property holds a C energy efficiency rating, which means a buyer should budget for potential future upgrades to insulation, windows, or heating systems to improve thermal performance.
- Electric space heating: Relying on electric radiators rather than a central gas boiler can result in higher utility bills and less responsive temperature control throughout the three-level dwelling.
- Compact floor area: Measuring approximately sixty-six square metres, the accommodation is relatively snug and may feel restrictive for growing families or buyers requiring substantial indoor storage space.
- Challenging vertical layout: Spread across three distinct levels, the property involves frequent stair climbing between the entrance, living area, and top-floor bedroom, which might prove inconvenient over time.
- Potential flood risk vigilance: Situated directly alongside the River Dodder, prospective buyers should investigate historical local flood records and verify whether comprehensive building insurance is readily obtainable.
- Gated management dependency: As part of a managed development of nineteen units, owners are bound by rules, periodic service charge increases, and reliance on third-party management companies for common area maintenance.
- Basement-style ground floor: The primary bedroom and entrance are located on the lowest level, which may experience reduced natural light and ventilation compared to upper elevated rooms.
- Lack of private garden: While the development features shared grounds and proximity to parks, the townhouse lacks a private rear garden or patio space for outdoor dining.
- Intense traffic corridors: Beaver Row and surrounding feeder roads experience heavy commuter traffic during peak hours, potentially generating localized noise and congestion near the development entrance.
- Single designated parking limit: Households with multiple vehicles will find the single allocated parking space insufficient, forcing reliance on strict local street parking restrictions.
- Kitchen size constraints: The kitchen is neatly tucked into an alcove measuring less than five square metres, offering limited countertop workspace and restricted capacity for extensive culinary equipment.
- Hot press storage compromise: The second-floor hot press occupies valuable floor space near the main bathroom, reducing the scale of available hallway storage in the upper level.
- Limited expansion potential: Due to the multi-level townhouse structure and shared development boundaries, opportunities to extend the physical footprint of the property are virtually non-existent.
- Service charge inflation risk: Buyers should examine the sinking fund status and previous management accounts during legal due diligence to ensure future maintenance levies will not spike unexpectedly.
- Urban density considerations: Although positioned in a quiet enclave, the immediate district is heavily urbanized with ongoing commercial and residential development activity potentially altering local dynamics.
- Staircase safety audit: The presence of stairs across three levels requires careful consideration for households with toddlers, elderly visitors, or individuals with reduced mobility.
- Window ventilation limits: Buyers should verify the operational condition of windows across all three levels to ensure adequate cross-ventilation and natural airflow, particularly in lower-ground spaces.
- En-suite spatial restrictions: The ground-floor shower room is compactly proportioned, meaning clearance around fixtures is tight and may feel confined for daily use.
- Lack of private outdoor utility: Without a dedicated balcony or yard, tasks such as drying laundry outdoors or storing bicycles securely outside the main structure become challenging.
- Negotiation headroom uncertainty: The flat pricing history indicates the vendor may currently hold firm expectations, requiring careful negotiation strategy from potential buyers aiming below the asking price.
Price positioning
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- The asking price appears broadly aligned with baseline expectations for a two-bedroom property of this floor area situated within this specific gated development, reflecting standard positioning relative to recent historical pricing patterns inside the same complex.
- Valuation signals demonstrate steady upward movement across the wider micro-market over recent years, supported by consistent demand for secure own-door developments offering convenient proximity to prominent Dublin 4 lifestyle amenities and major transport links.
- Potential factors that could support a higher valuation include the property's advantageous south-easterly orientation and functional three-level layout, whereas a C energy rating and ongoing service charges might constrain aggressive upward pricing pressure.
- Additional relevant market observations indicate that stable asking-history trends combined with limited housing supply in prime urban locations will likely encourage competitive interest and support healthy transactional engagement from prospective buyers.
Build Analysis
What we know from similar construction types
- The property is a three-level townhouse extending to approximately 66 square metres, featuring a layout with the main bedroom on the ground floor, an open-plan kitchen and living area on the first floor, and a second double bedroom and main bathroom on the second floor.
- The development is a small, privately gated complex comprising just 19 own-door residential units, which may imply management company oversight and associated annual service charges.
- A buyer should investigate the annual service charge levels, what is covered under the management company, and the sinking fund status for the development.
- Given that the property utilizes electric heating, a buyer should inspect the specific type of electric heating installed and verify its efficiency and running costs.
- Buyers should verify sound insulation between adjoining units in the development and check the condition of common areas and security gates.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,600 euro per year.
- Explanation: The property has an area of approximately 66 square metres and a BER rating of C, combined with electric heating systems. Actual costs will vary based on individual lifestyle, thermostat settings, and future electricity tariff changes.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
6/10Water overflow reports to follow up
- The development is located directly on Beaver Row alongside the River Dodder, which has experienced high water levels during extreme weather events in the past.
- Prospective buyers should consult official OPW flood maps and local authority reports to confirm the specific flood risk status for this exact site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
19 ANGLERS REST, BEAVER ROW, DONNYBROOK
- Sale date
- Declared sale price
- €552,000.00
14 ANGLERS REST, BEAVER ROW, DONNYBROOK DUBLIN 4
- Sale date
- Declared sale price
- €495,000.00
9 ANGLERS REST, BEAVER ROW, DONNYBROOK DUBLIN 4
- Sale date
- Declared sale price
- €405,000.00
10 ANGLERS REST, BEAVER ROW, DONNYBROOK DUBLIN 4
- Sale date
- Declared sale price
- €395,000.00
5 ANGLERS REST, BEAVER ROW, DONNYBROOK DUBLIN 4
- Sale date
- Declared sale price
- €365,000.00
Recent sales in the wider Beaver Row area
7 THORNFIELD, STILLORGAN RD, DUBLIN 4
- Sale date
- Declared sale price
- €1,600,000.00
22 GRAND CANAL WHARF, SOUTH DOCK ST, DUBLIN 4
- Sale date
- Declared sale price
- €549,000.00
60 SHELBOURNE PARK, SOUTH LOTTS RD, DUBLIN 4
- Sale date
- Declared sale price
- €517,000.00
41 SERPENTINE AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,100,000.00
13 PEMBROKE COTTAGES, DONNYBROOK, DUBLIN 6
- Sale date
- Declared sale price
- €640,000.00
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
4 ANGLERS REST, BEAVER ROW, DONNYBROOK DUBLIN 4
- Sale date
- Declared sale price
- €325,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,950 — 1% of €495,000.
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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 1,500 to 3,000 euro plus VAT, depending on the practice and complexity.
- Land registration fees: approximately 400 to 800 euro covering Land Registry outlays and deed registration.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage or market valuation report.
- Surveyor fees: approximately 400 to 900 euro depending on the level of detailed structural inspection required.
- Annual home insurance: approximately 350 to 650 euro per year for contents and buildings cover.
Forum Talk
What people are saying about this area
- Residents highlight the convenience of the location, noting easy access to Donnybrook, Ranelagh, and Ballsbridge villages.
- The Dodder River Greenway is frequently praised by locals as a fantastic amenity for walking, running, and cycling.
- Transport links are generally viewed positively, with frequent bus routes serving the city centre.
- Locals note that the area features a good selection of nearby cafés, restaurants, and sports facilities such as David Lloyd Riverview.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property features a three-level layout with stairs which may not be ideal for toddlers, though the enclosed development provides a safe environment.
- Teenagers6/10
Two double bedrooms and proximity to UCD and city amenities suit teenagers, though space is compact at 66 sq. m.
- Multi-generational Living2/10
With only two bedrooms and a split-level design across three floors, there is limited privacy and space for multi-generational households.
- Single Buyers9/10
An excellent size and layout for a single professional wanting a prime Dublin 4 location with secure parking and low maintenance.
- Couples8/10
Well-suited for couples starting out or downsizing, offering two bathrooms, open-plan living, and proximity to local villages.
- Empty Nesters7/10
Gated security and low maintenance make it attractive, though potential buyers should consider the three-level layout regarding future mobility.
- Retirees5/10
Gated entry and proximity to amenities are strong positives, but the three-level layout could pose accessibility challenges over time.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows for a dedicated home office setup, complemented by a quiet development environment.
- Hybrid Commuting9/10
Excellent public transport links and frequent bus routes to the city centre make commuting convenient.
- Retired6/10
Gated security and proximity to healthcare and social amenities are appealing, though stairs across three levels should be considered.
Practical
8 areas- Ageing in Place4/10
The three-level layout with stairs between floors presents significant mobility challenges for ageing in place.
- Low Maintenance8/10
A modern townhouse configuration with managed common areas and no private garden upkeep required.
- Secure Gated Entry9/10
Privately gated development comprising 19 units with designated parking offers strong security.
- Minimalist Design7/10
Clean lines, open-plan first-floor living, and modern fittings lend themselves to a streamlined lifestyle.
- Flexible Floor Plans6/10
Arranged cleanly over three levels with defined zones, though structural layout is relatively fixed.
- Heritage Home1/10
This is a modern townhouse development rather than a period or heritage property.
- Ecological Setup5/10
Standard C-rated BER with electric heating; buyers may wish to investigate energy efficiency upgrades.
- Outdoor areas6/10
No private garden, but benefits from a south-east orientation, courtyard access, and the nearby Dodder River Greenway.
Interests
9 areas- Gardening2/10
The property lacks a private garden, featuring a courtyard side entrance and designated parking instead.
- Walking9/10
The nearby Dodder River Greenway provides exceptional riverside walks and green open spaces right on the doorstep.
- Gym8/10
David Lloyd Dublin Riverview is located nearby, offering comprehensive fitness and wellness facilities.
- Cycling8/10
Good connectivity and the Dodder River Greenway offer convenient cycling routes toward the city centre and surrounding areas.
- Golf5/10
Several golf clubs in the broader Dublin region are accessible by car or transport, though none are immediately adjacent.
- Fishing4/10
Proximity to the River Dodder offers potential riverside recreation, though fishing opportunities are limited.
- Horse Riding2/10
An inner-urban location with no immediate equestrian facilities nearby.
- Water Sports3/10
Proximity to the river does not extend to major water sports facilities, which would require travelling toward Dublin Bay.
- Entertaining7/10
Open-plan kitchen and living area on the first floor provides a comfortable space for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Positioned quietly within a small development of just 19 units away from main roads, though situated in an active urban area.
- Rural Living1/10
Located in a dense urban setting in Dublin 4 with no rural characteristics.
- Village Living9/10
Within easy reach of Donnybrook and Ranelagh villages, offering local cafés, shops, and restaurants within walking distance.
- Coastal Living3/10
While near the River Dodder, the location is decidedly urban rather than coastal.
- Urban Living9/10
Prime Dublin 4 location with frequent bus routes to the city centre and major local amenities close by.
Social
6 areas- Community Involvement6/10
Small development of 19 units fosters a tight-knit community feel within a broader urban neighbourhood.
- Café Culture9/10
Proximity to Donnybrook and Ranelagh villages ensures an abundance of local cafés and dining options.
- Nightlife7/10
Easy access to local pubs and restaurants, with quick transport links into Dublin city centre for broader nightlife.
- Health/Wellness groups8/10
Close to David Lloyd Riverview and local wellness amenities in Donnybrook and Ballsbridge.
- Networking Opportunities8/10
Proximity to business parks like Richview and educational institutions like UCD supports professional networking.
- Tech-Hub Connectivity7/10
Good transport access to Dublin's primary commercial and tech districts.
Listing information
- Agent
- Eoin O'Neill Property Advisers
- Phone
- 01 660 0333
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-E726F7HouseDelve · 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.