41 Nutley Avenue, Ballsbridge, Dublin 4D04X0Y6
€1,895,000
4 Bed~2 Bath~167 m²~BER G
What you'll like:
- Prestigious Dublin 4 address: Situated in a highly desirable and affluent neighbourhood, ensuring strong long-term property value and excellent prestige for homeowners.
- Detached family home: Offers independent structure without shared party walls, providing superior privacy and reduced noise transfer compared to semi-detached alternatives.
- Generous floor area: Spans 167 square meters of well-balanced living space, giving growing families plenty of room to live comfortably without feeling cramped.
- Four well-proportioned bedrooms: Includes multiple comfortable sleeping quarters upstairs, accommodating larger families or providing flexible options for guest rooms and nurseries.
- Dedicated home office: Features a bright ground floor office space overlooking the front garden, perfectly suited for remote work or professional home-based businesses.
- Expansive rear garden: Boasts a large, sunny, and landscaped private outdoor space that provides an ideal sanctuary for children, pets, and outdoor entertaining.
- Private off-street driveway: Includes a substantial front garden with private parking, eliminating daily street parking hassles and securing vehicles safely off the main road.
- Integrated garage space: Comes with an attached garage offering immediate storage solutions and a straightforward opportunity for future conversion into extra living space.
- Immediate move-in condition: Presented in terrific order throughout, allowing buyers to move straight in without facing the stress and expense of immediate emergency renovations.
- Strong extension potential: Provides substantial rear garden space and layout scope to construct significant extensions, subject to obtaining the necessary local planning permissions.
- Welcoming entrance hallway: Features beautiful walnut flooring and classic wall panelling, creating a wonderful first impression for visiting guests and returning family members.
- Spacious main living room: Offers generous dimensions with dual-aspect views and an open fire, providing a cozy and elegant environment for evening relaxation.
- Expansive kitchen dining zone: Forms the natural heart of the home with generous dimensions, granite worktops, and direct access to the sunny rear garden patio.
- Useful guest facilities: Benefits from a conveniently located downstairs guest WC with stylish wall panelling, adding practical everyday convenience for visitors and family.
- Abundant natural light: Designed with large windows throughout the principal rooms, ensuring bright and uplifting living spaces across both the ground and upper floors.
- Prime medical proximity: Located very close to St Vincent Hospital, offering exceptional convenience for healthcare professionals or anyone requiring rapid medical access.
- Elite educational access: Positioned conveniently near esteemed institutions like St Michael School, making the daily school run significantly easier for families with children.
- Superb local amenities: Sits within walking distance of the Merrion Centre and local neighborhood pubs, providing exceptional everyday shopping and dining convenience nearby.
- Excellent public transport: Benefits from nearby DART and reliable bus links, ensuring fast and effortless commuting connections directly into Dublin city centre.
- Wonderful maturity and privacy: Occupies a wonderfully mature, leafy position that shields the property from heavy thoroughfares, creating a peaceful and secluded family haven.
But keep in mind:
- Extremely poor BER rating: Holds a terrible G energy rating with high energy usage of 375 kWh per square meter, indicating severe thermal inefficiency.
- Major energy upgrade costs: Requires a comprehensive and costly deep retrofit to improve insulation, windows, and heating systems to achieve modern comfort standards.
- High carbon footprint: The current G energy rating generates excessive carbon emissions, making the property environmentally unfriendly until substantial remediation work is completed.
- Steep heating bills: Poor thermal performance will likely result in very high monthly heating and electricity expenses during winter months for any uninsulated rooms.
- Substantial renovation outlays: Buyers must budget heavily for energy-related upgrades on top of the steep asking price of nearly 1.9 million euros.
- Planning permission hurdles: Converting the existing garage or building rear extensions requires navigating local council planning permissions, which adds time, risk, and architectural fees.
- Limited modern bathrooms: Contains only two bathrooms for a four-bedroom home, meaning families will share facilities and likely need to add an ensuite during future renovations.
- Single-glazed or inefficient windows: The G energy rating strongly suggests that existing windows and doors may require complete replacement to stop major heat loss.
- Potential hidden repair expenses: Older structural elements in established neighborhoods can conceal outdated wiring or plumbing that requires expensive exploratory testing and remediation.
- High entry price point: At 1.895 million euros, the property demands significant capital investment, increasing financial exposure if local real estate market conditions fluctuate.
- Single bedroom limitations: Bedroom four is a compact single room, offering restricted space that may feel too small for a growing teenager or permanent double bed.
- Upstairs bathroom size: The family bathroom is relatively compact, limiting options for luxury fixtures unless space is reconfigured into adjacent bedroom areas.
- Lack of ensuite facilities: None of the four bedrooms feature private bathroom facilities, which can create morning bottlenecks for busy households sharing the main bathroom.
- Potential damp risks: Mature leafy gardens and older construction styles can occasionally contribute to damp issues that buyers should thoroughly investigate during surveys.
- Boiler replacement necessity: The existing heating infrastructure may be outdated given the poor energy rating, necessitating an expensive upgrade to a modern high-efficiency boiler.
- Roof insulation uncertainties: Attic spaces may lack adequate modern insulation depths, requiring immediate intervention to reduce upper-floor heat loss and drafts.
- Traffic and congestion risks: Being located in a prominent Dublin 4 district may expose the immediate approach roads to peak-hour commuter congestion and parking pressure.
- Garden maintenance demands: The large landscaped rear garden will require ongoing professional upkeep or significant personal time to keep it looking pristine and orderly.
- Future proofing financial burden: Buyers must carefully verify whether the structural layout can support modern solar panels or heat pumps without extensive electrical overhauls.
- Restricted kitchen footprint: While combined with dining space, the dedicated kitchen area itself is relatively narrow, which might constrain multiple cooks working simultaneously.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom home extending to approximately 167 square metres with an attached garage of roughly 10 square metres.
- The BER rating is G, which indicates poor thermal performance, high heat loss, and likely significant deficiencies in insulation, glazing, and heating systems.
- A buyer should investigate the age and condition of the roof, windows, exterior walls, and heating infrastructure, as these will heavily contribute to the low energy rating.
- The listing notes potential for converting the garage and extending to the rear, which a buyer should verify regarding local planning guidelines, building regulations, and structural feasibility.
- A comprehensive structural survey is recommended to check for damp, ventilation issues, and the overall integrity of the older building fabric.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property currently holds a G BER rating, indicating that it requires a comprehensive deep retrofit to achieve a modern energy-efficient standard (such as a BER of B2 or higher).
- For a 167 square metre detached home, a full deep retrofit typically involves external wall insulation, upgraded roof insulation, high-performance double or triple glazed windows, replacement of the heating system with a heat pump, and airtightness improvements.
- Estimated costs for a deep retrofit of this scale generally range from €70,000 to €100,000 or more, depending on contractor pricing, the extent of hidden structural works required, and potential SEAI grants available at the time of the works.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,500 to €5,000. Explanation: The property has a G BER rating indicating very poor energy efficiency across a 167 square metre floor area, meaning heating and energy consumption will be exceptionally high until major insulation or heating upgrades are carried out.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The Ballsbridge area is largely inland, though buyers should verify local drainage and potential pluvial flood risks during extreme weather events.
- The property sits on elevated suburban ground relative to major coastal flood zones, though standard environmental searches should be conducted by the purchaser.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
33 NUTLEY AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €2,000,000.00
36 NUTLEY AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,935,000.00
REDNAL, 34A NUTLEY AVENUE, BALLSBRIDGE
- Sale date
- Declared sale price
- €900,000.00
HOLMPATRICK, 47 NUTLEY AVE, BALLSBRIDGE
- Sale date
- Declared sale price
- €1,330,000.00
57 NUTLEY AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,275,000.00
Recent sales in the wider Ballsbridge area
CLYDE MEWS, CLYDE LANE, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €2,008,000.00
APT 113 CEDAR HOUSE, MESPIL ESTATE, DUBLIN 4
- Sale date
- Declared sale price
- €420,000.00
APT 234 THE WATERSIDE, CHARLOTTE QUAY, RINGSEND DUBLIN 4
- Sale date
- Declared sale price
- €245,000.00
84 MOREHAMPTON ROAD, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €1,800,000.00
THE MEWS, 92 UPPER LEESON ST, DUBLIN 4
- Sale date
- Declared sale price
- €2,150,000.00
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: approximately €189,500 based on 10 percent of the €1,895,000 asking price for properties over one million euro.
- Solicitor legal fees: roughly €2,000 to €4,000 excluding outlays and VAT.
- Land registration fees: around €600 to €800 depending on the property value and registration type.
- Property valuation fees: about €150 to €300 for a standard mortgage or pre-purchase valuation.
- Surveyor fees: approximately €600 to €1,500 depending on the level of detail required for a detached house of 167 square metres.
- Annual home insurance: roughly €500 to €1,200 depending on the insurer and level of coverage.
Forum Talk
What people are saying about this area
- Residents frequently discuss the exceptional convenience of living in Ballsbridge, particularly highlighting proximity to St Vincent's Hospital and local schools like St Michael's.
- Local forums note that properties on Nutley Avenue are highly coveted due to their mature gardens, quiet leafy setting, and strong potential for extension and modernization.
- Transport discussions emphasize the excellent connectivity provided by nearby DART stations and multiple bus routes into Dublin city centre.
- Community groups often share updates on local amenities, highlighting the nearby Merrion Shopping Centre and local cafes as major lifestyle draws for families.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property offers exceptional indoor and outdoor space for young families, featuring a substantial landscaped rear garden and a safe, highly sought-after neighbourhood setting close to schools.
- Teenagers8/10
Four well-proportioned bedrooms and generous living areas provide plenty of personal space for teenagers, alongside excellent proximity to city amenities and public transport.
- Multi-generational Living6/10
While the 167 square metre footprint is spacious, multi-generational living would benefit from converting the existing garage or extending into the large rear garden to create independent annex space, subject to planning.
- Single Buyers4/10
At the asking price of €1,895,000 for a four-bedroom detached home requiring potential energy upgrades given its G BER rating, this property is typically positioned beyond the standard budget for single buyers.
- Couples8/10
Couples looking for a long-term home will appreciate the balance of spacious reception rooms, a dedicated home office, and fantastic potential to customise and extend the property.
- Empty Nesters7/10
The single-level ground floor flow and manageable plot offer good long-term potential, though the garden maintenance and potential need for energy efficiency upgrades should be considered.
- Retirees6/10
The location is superb with nearby healthcare and amenities, but retirees should verify the costs and disruptions involved in improving the G BER rating and managing the large garden.
Work
3 areas- Remote Working9/10
Features a bright and versatile dedicated home office/playroom overlooking the front of the property, ideal for remote professionals.
- Hybrid Commuting9/10
Exceptional public transport connections including nearby DART and bus links provide fast access to the city centre for hybrid workers.
- Retired6/10
Well-suited for retirement in terms of local healthcare facilities like St Vincent's Hospital, though ongoing maintenance of a 167 square metre home and large garden should be factored in.
Practical
8 areas- Ageing in Place5/10
Features ground-floor reception rooms, but buyers should investigate the practicality of the bathroom setup and potential modifications needed for long-term accessibility.
- Low Maintenance4/10
The property requires attention given its G BER energy rating, which indicates a need for significant thermal upgrades, alongside upkeep for the large gardens.
- Secure Gated Entry4/10
The property features a private driveway with off-street parking, but lacks a secure gated entry system.
- Minimalist Design5/10
The home currently showcases traditional finishes like wall panelling and decorative coving rather than a minimalist architectural style.
- Flexible Floor Plans8/10
Generous proportions, an optional home office, a convertible garage, and scope for a significant rear extension offer high flexibility.
- Heritage Home6/10
Features classic decorative elements and traditional character, though it is not formally classified as a protected heritage structure.
- Ecological Setup2/10
The G BER rating highlights poor energy efficiency, meaning the buyer should investigate and budget for substantial eco-friendly retrofits.
- Outdoor areas10/10
A truly exceptional, large, sunny, and landscaped private rear garden complemented by a generous front garden and private driveway.
Interests
9 areas- Gardening9/10
The property boasts a truly exceptional, large, sunny, and landscaped private rear garden, offering fantastic potential for keen gardeners.
- Walking8/10
The mature tree-lined avenues of Ballsbridge and proximity to local services make walking a very convenient and pleasant daily activity.
- Gym7/10
Good general access to local wellness facilities and health clubs in the wider Ballsbridge and Dublin 4 area.
- Cycling7/10
Flat suburban roads and good connectivity into Dublin city centre make cycling a viable transport and recreation option.
- Golf6/10
Several established golf clubs in south Dublin are reachable within a reasonable commute.
- Fishing3/10
The central urban location offers very limited local opportunities for fishing enthusiasts.
- Horse Riding3/10
Equestrian facilities are scarce in this densely populated urban district.
- Water Sports4/10
Proximity to Dublin Bay provides some access to coastal water sports, though travel is required.
- Entertaining10/10
An impressive kitchen/dining/family room, large living room, and a substantial landscaped rear garden make this an outstanding home for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated on a mature and private residential avenue in Ballsbridge, the property offers a peaceful suburban atmosphere while remaining well-connected.
- Rural Living1/10
This is a firmly established urban setting in Dublin 4, offering zero rural characteristics.
- Village Living8/10
Proximity to local amenities, cafes, and the Merrion Centre gives the area a distinct urban-village community feel.
- Coastal Living5/10
While not directly on the coast, the property is within reasonable distance of Dublin's coastline and marine amenities.
- Urban Living9/10
Located in prestigious Dublin 4 with excellent DART, bus links, and proximity to the city centre, this is prime urban living.
Social
6 areas- Community Involvement7/10
A well-established neighbourhood with active local associations, schools, and community amenities.
- Café Culture9/10
Close proximity to local shops, restaurants, and cafés in Ballsbridge and the Merrion Centre provides a vibrant local scene.
- Nightlife7/10
Good local pubs and restaurants nearby, with quick access to the broader nightlife offerings of Dublin city centre.
- Health/Wellness groups8/10
Ready access to pilates and stretching classes, gyms, and medical wellness facilities in the immediate area.
- Networking Opportunities8/10
Dublin 4 is a prominent business and professional hub, offering strong networking potential.
- Tech-Hub Connectivity8/10
Strong overall infrastructure and proximity to Dublin's primary commercial and tech districts.
Listing information
- Agent
- DNG Donnybrook
- Phone
- 01 260 0200
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-1D7FFAHouseDelve · 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.