40 Bessborough Avenue, North Strand, Dublin 3D03E8K3
€425,000
2 Bed~1 Bath~90 m²~BER F
What you'll like:
- City Centre Proximity: Located just a short ten-minute walk from Dublin City Centre, this home offers exceptional convenience for commuters and urban professionals seeking reduced travel times daily.
- Quiet Cul-de-Sac: Positioned within a peaceful cul-de-sac setting off the main road, the residence provides a tranquil living environment while remaining close to bustling city amenities and services.
- Substantial Rear Extension: Features an impressive rear extension that significantly enhances the overall floor area, delivering much more interior space than the traditional exterior cottage facade initially suggests.
- South Facing Garden: The property includes a highly desirable south-facing rear garden, maximizing natural sunlight throughout the day to create an inviting outdoor space for relaxation or entertaining guests.
- Private Outdoor Space: The back garden enjoys a wonderful degree of privacy because it is not directly overlooked from behind, allowing occupants to enjoy their outdoor area in seclusion.
- Raised Decking Area: A professionally installed raised decking zone in the back garden makes the most of the sunny orientation, providing an ideal platform for outdoor dining and leisure activities.
- Abundant Natural Light: The extended kitchen and dining area benefits from an attractive pitched roof equipped with multiple skylights, which successfully flood the interior space with bright, natural sunlight.
- Chain Free Sale: Advertised as a chain-free transaction, this purchase offers prospective buyers a potentially streamlined acquisition process without the common delays associated with dependent upward chains.
- Versatile Interior Layout: The flexible floor plan includes a dedicated office space and multiple living areas, accommodating various modern lifestyle needs such as remote working or multi-use family rooms.
- Period Character Retained: The interior retains much of its original character and charm, offering a unique aesthetic appeal that blends historic architectural details with practical contemporary extensions and upgrades.
- Excellent Public Transport: Exceptional connectivity is provided by numerous nearby Dublin Bus routes alongside Connolly Station and DART services, ensuring effortless travel throughout the wider metropolitan area and beyond.
- Proximity to Employment: Major commercial hubs including the IFSC and East Point Business Park are easily accessible on foot or by bicycle, significantly cutting down daily commuting friction for workers.
- Green Spaces Nearby: The expansive recreational amenities of Fairview Park are within easy reach, offering great opportunities for weekend walks, outdoor sports, and enjoying local community events and open nature.
- Coastal Amenities Access: Residents can easily travel to the nearby coastal amenities of Clontarf for seaside strolls, cycle paths, and vibrant neighborhood dining options along the seafront promenade.
- Fitness Facilities Close: The inclusion of Westwood Gym and various local sporting facilities nearby supports an active lifestyle, making it simple to maintain fitness routines without long travel requirements.
- Double Glazing Installed: Fitted with double-glazed windows throughout the property, the home benefits from improved acoustic insulation against street noise and better baseline thermal retention during colder winter months.
- Gas Fired Central Heating: Equipped with a reliable gas-fired central heating system, providing responsive and controllable warmth across all rooms throughout the fluctuating Irish weather seasons efficiently.
- Established Residential Area: Situated in a well-established and thriving neighborhood surrounded by local shops, cafés, and schools, ensuring long-term community stability and convenient access to daily essentials.
- Stable Asking Price: Recorded asking price history shows the property has remained steady at four hundred twenty-five thousand euros without erratic fluctuations, suggesting a confident initial vendor pricing strategy.
- Manageable Scale: With a total floor area of ninety square meters and two bedrooms, the house provides an easily manageable footprint for first-time buyers, downsizers, or savvy property investors.
But keep in mind:
- Poor Energy Rating: The property carries a disappointing BER rating of F, which indicates very poor thermal efficiency and signals that the buyer should budget immediately for substantial energy upgrades.
- High Retrofit Costs: Bringing an F-rated home up to modern insulation and heating standards will likely require significant capital investment in external wall insulation, upgraded glazing, and renewable heating technologies.
- Single Bathroom Limit: Featuring only one bathroom for the entire two-bedroom and multi-room layout, the household may experience morning congestion and a lack of modern convenience for guests.
- Potential Structural Challenges: Due to the period nature of the original structure combined with a substantial rear extension, buyers should commission a thorough structural survey to check for damp or subsidence.
- Historical Pricing Stagnation: The tracked asking price has remained completely unchanged since tracking began, which could imply limited initial market response or a vendor who is inflexible on current valuation.
- Compact Bedroom Footprint: Prospective buyers should verify the actual floor dimensions of individual bedrooms to ensure standard double furniture fits comfortably without creating a cramped living environment.
- Urban Noise Exposure: Despite being tucked away in a cul-de-sac, the property sits very close to busy arterial routes, meaning ambient traffic noise could still impact outdoor tranquility during peak hours.
- Limited Off-Street Parking: The listing makes no mention of dedicated off-street parking bays, so buyers should investigate local authority residential parking permit regulations and bay availability carefully.
- Roof and Skylight Maintenance: The pitched roof and skylights over the extended kitchen area require professional inspection to ensure proper flashing, waterproofing, and freedom from potential future leak risks.
- Decking Timber Upkeep: The raised wooden decking in the south-facing garden will demand regular staining, power washing, and ongoing maintenance to prevent rotting and preserve its attractive appearance over time.
- Boundary and Title Verification: A solicitor must meticulously verify all garden boundaries and title deeds to ensure the rear extension and decking comply fully with local planning permissions and regulations.
- Ventilation in Extensions: Extended kitchen and dining spaces with extensive glazing can sometimes suffer from condensation issues, so the buyer must verify that adequate mechanical ventilation systems are installed.
- Upgrading Plumbing Systems: Given the age profile typical of period homes in this district, the existing domestic plumbing and electrical wiring systems should be professionally tested for safety and capacity.
- Insurance Premium Impacts: An F energy rating and older building fabric may lead to higher buildings insurance quotes, and some insurers might mandate specific risk disclosures or prior upgrades.
- Future Resale Considerations: While the location is highly convenient, the poor energy rating could temporarily hinder future capital appreciation until comprehensive modernization works are successfully completed.
- Garden Privacy Nuances: Although currently not directly overlooked, future neighboring developments or attic conversions nearby could potentially alter the private feel of the rear garden over time.
- Storage Constraints: Period cottages often lack built-in storage solutions, meaning buyers may need to invest in custom carpentry to maximize closet and utility storage across the ninety square meters.
- Flooding and Drainage Checks: Given the proximity to coastal channels and urban drainage systems, buyers should investigate historical local surface water drainage performance during heavy rainfall events.
- Internal Layout Flow: The ground floor configuration includes multiple segmented rooms rather than an open-plan layout, which may not suit modern preferences for expansive, fluid living and entertaining spaces.
- Negotiation Leverage Limits: Because the asking price has held firm through tracking observations, buyers should prepare for potentially competitive negotiations and gather strong comparable evidence before making offers.
Price positioning
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- The asking price of four hundred twenty-five thousand euros appears moderately conservative or potentially under-valued relative to local norms, largely because it sits slightly below several recent street transactions for comparable period dwellings in this specific urban pocket.
- Valuation signals present a mixed profile where the generous ninety square metre floor area and attractive south-west garden offer solid intrinsic value, though tempered by a poor energy rating that signals necessary capital outlay for future thermal upgrades.
- Factors that could support this asking price include the persistent high demand for city-edge cottage style houses and the chain free status, whereas potential headwinds involve structural modernization requirements associated with the inefficient energy classification.
- Additional relevant observations indicate a steady pricing strategy with no recorded historical reductions since tracking commenced, reflecting confident vendor positioning in an active market where buyers actively weigh renovation costs against proximity to the city centre.
Build Analysis
What we know from similar construction types
- The property is a traditional period cottage style residence featuring a substantial rear extension and a pitched roof kitchen with skylights.
- A buyer should investigate the structural integrity and insulation standards of the older original structure as well as the later rear extension.
- Given the villa-style terraced nature of the home, party wall arrangements and sound insulation between adjacent properties should be verified.
- The presence of double glazing is noted, but the overall thermal performance of the building envelope requires professional assessment due to the poor energy rating.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F, indicating significant energy inefficiency and high heat loss.
- A comprehensive deep retrofit to bring the home to a modern B2 or higher standard is estimated to cost between 50,000 and 70,000 euros.
- This estimated investment would likely be required for external or internal wall insulation, upgraded roof and floor insulation, window and door replacements if necessary, and the installation of a renewable heating system such as a heat pump.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 euro to 2,400 euro.
- Explanation: Given the F energy rating and a floor area of 90 square meters, the property likely suffers from higher thermal heat loss, resulting in increased gas fired central heating usage during colder months.
Pollution Safe
8/10Environmental situation to investigate
- The location is primarily residential, situated away from major heavy industrial zones, large-scale incinerators, or active major landfills.
- Given its inner-city urban setting, buyers should verify local air quality conditions typical of central Dublin and check for any legacy industrial history associated with older dockland developments.
Flood Safe
7/10Water overflow reports to follow up
- While the property is positioned inland within an established urban neighbourhood, parts of the wider North Strand and Docklands area have historically experienced tidal or fluvial flood alerts during extreme weather events.
- Buyers should consult detailed local authority flood risk maps and investigate whether any specific local defences or property-level measures are recommended for the immediate street.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
25 BESSBOROUGH AVENUE, NORTH STRAND, DUBLIN 3
- Sale date
- Declared sale price
- €700,000.00
45 BESSBOROUGH AVE, NORTH STRAND, DUBLIN 3
- Sale date
- Declared sale price
- €461,500.00
12 BESSBOROUGH AVE, NORTH STRAND, DUBLIN 3
- Sale date
- Declared sale price
- €424,000.00
4 BESSBOROUGH AVE, NORTH STRAND, DUBLIN 3
- Sale date
- Declared sale price
- €468,000.00
27 BESSBOROUGH AVE, NORTH STRAND, DUBLIN 3
- Sale date
- Declared sale price
- €397,000.00
Recent sales in the wider North Strand area
50 MERCHANTS SQ, EAST WALL, DUBLIN 3
- Sale date
- Declared sale price
- €371,000.00
25 VERNON AVE, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €1,781,000.00
73 CASINO PARK, MALAHIDE RD, DUBLIN 3
- Sale date
- Declared sale price
- €480,000.00
165 MALAHIDE RD, DUBLIN 3, DUBLIN
- Sale date
- Declared sale price
- €507,200.00
36 CROYDON GREEN, MARINO, DUBLIN 3
- Sale date
- Declared sale price
- €567,000.00
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
40 BESSBOROUGH AVE, NORTH STRAND, DUBLIN 3
- Sale date
- Declared sale price
- €262,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,250 — 1% of €425,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 euro to 800 euro depending on the property value.
- Property valuation fees: approximately 150 euro to 250 euro for a mortgage valuation report.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the level of detail required for the 90 square meter property.
- Annual home insurance: approximately 400 euro to 700 euro per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the excellent walkability of the North Strand and Fairview areas, noting the easy 10-minute commute into Dublin City Centre and nearby Docklands.
- Community discussions often mention ongoing regeneration projects and general improvements along the Royal Canal and surrounding inner-city docklands fringe.
- Local groups regularly discuss parking pressures and traffic calming measures in older residential cul-de-sacs close to the main arterial routes.
- Neighbourhood forums praise the proximity to Fairview Park and local coastal amenities as major lifestyle highlights for residents in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers a secure cul-de-sac setting and a sunny south-facing rear garden which is great for young children, though the F energy rating suggests potential energy efficiency updates may be needed to maintain a comfortable environment.
- Teenagers7/10
Being within a 10-minute walk of Dublin City Centre and close to DART and rail services makes this location very convenient for teenagers with independent travel needs.
- Multi-generational Living4/10
With 90 square meters, two bedrooms, and one bathroom, the layout offers limited space for multi-generational living compared to larger properties.
- Single Buyers9/10
An asking price of €425,000 for a well-located property less than 2km from the city centre makes it an attractive option for single buyers looking for proximity to the IFSC and Docklands.
- Couples8/10
The extended kitchen, dining area, and dedicated office space provide a flexible layout well-suited for couples working or living together near the city.
- Empty Nesters7/10
The single-level flow of the ground floor and low-maintenance rear decking area suit empty nesters looking to downsize near urban amenities.
- Retirees6/10
While the proximity to local services and city amenities is appealing, retirees should verify the implications of the F energy rating and potential retrofit costs for long-term comfort.
Work
3 areas- Remote Working8/10
The inclusion of a dedicated office/study provides a private, functional space for remote working.
- Hybrid Commuting10/10
Being a 10-minute walk to Connolly Station, DART, rail services, and numerous bus routes makes hybrid commuting exceptionally convenient.
- Retired6/10
Access to healthcare, city amenities, and public transport is excellent, though buyers should factor in the F energy rating for retirement budgeting.
Practical
8 areas- Ageing in Place6/10
The single-level ground floor layout is helpful, but buyers should evaluate accessibility and the single bathroom arrangement for long-term suitability.
- Low Maintenance6/10
The rear garden features a raised decking area which reduces lawn maintenance, though period properties often require ongoing general upkeep.
- Secure Gated Entry3/10
The property is a terraced period residence on a public cul-de-sac rather than a secure gated development.
- Minimalist Design4/10
The home retains much of its original period character, traditional cottage façade, and characterful layout rather than an ultra-minimalist aesthetic.
- Flexible Floor Plans8/10
The substantial rear extension includes a sitting room/bedroom, rear living room, extended kitchen/dining area, office/study, and an additional room offering strong layout flexibility.
- Heritage Home9/10
Classified as a charming two-bedroom period residence retaining much of its original character and traditional cottage facade.
- Ecological Setup2/10
The recorded BER rating of F indicates poor energy efficiency, meaning buyers should investigate upgrade requirements to improve its ecological footprint.
- Outdoor areas7/10
Features a south-facing rear garden with a raised decking area that is private and not directly overlooked to the rear.
Interests
9 areas- Gardening5/10
The south-facing rear garden features a raised decking area and a sunny orientation, offering a pleasant outdoor space for container planting or small-scale gardening.
- Walking9/10
Proximity to Fairview Park and a short walk into Dublin City Centre provide fantastic opportunities for urban and green-space walking.
- Gym8/10
Westwood Gym and various other sporting facilities are located nearby, making it convenient for fitness enthusiasts.
- Cycling8/10
The central location and flat terrain make cycling into the city centre, IFSC, and Docklands highly practical.
- Golf5/10
While there are golf clubs further out towards the coast and north Dublin, they require travel via transport links.
- Fishing3/10
Fishing opportunities are limited in this inner-city urban environment, though coastal spots require a short commute.
- Horse Riding2/10
Equestrian facilities are not locally available within this dense urban setting.
- Water Sports5/10
Proximity to the coastal amenities of Clontarf allows for some water-based activities within a reasonable distance.
- Entertaining7/10
The extended kitchen/dining area and the south-west facing rear garden with a raised decking area create a functional space for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Positioned in a quiet cul-de-sac just off North Strand Road, the property benefits from a tucked-away setting despite its urban proximity.
- Rural Living1/10
Located less than 2km from Dublin City Centre, this is an urban location with no rural characteristics.
- Village Living5/10
The surrounding neighbourhood provides local shops, cafés, and a community feel, though it is firmly part of the inner city.
- Coastal Living6/10
Fairview Park and the coastal amenities of Clontarf are within easy reach for those seeking proximity to the coast.
- Urban Living10/10
With a 10-minute walk to Dublin City Centre, Connolly Station, and the Docklands, this home delivers an exceptional urban lifestyle.
Social
6 areas- Community Involvement6/10
The established residential neighbourhood and cul-de-sac setting foster a sense of local community engagement.
- Café Culture8/10
An excellent selection of local shops, cafés, and restaurants can be found in the surrounding neighbourhood and nearby city centre.
- Nightlife9/10
The property's location less than 2km from Dublin City Centre places extensive nightlife, pubs, and restaurants within easy reach.
- Health/Wellness groups7/10
Proximity to gyms and local community spaces supports participation in wellness groups and fitness classes.
- Networking Opportunities9/10
Easy accessibility to the IFSC, East Point Business Park, and the wider Docklands district provides strong professional networking potential.
- Tech-Hub Connectivity9/10
The property is exceptionally well positioned for professionals working in nearby tech hubs located in the Dublin Docklands and city centre.
Listing information
- Agent
- DNG Fairview
- Phone
- 01 833 1802
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-60E005HouseDelve · 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.