44 Brian Boru Avenue, Clontarf, Dublin 3D03W1X9
€375,000
1 Bed~1 Bath~35 m²~BER G
What you'll like:
- Prime coastal address: Situated in the heart of Clontarf, this home places you within a short stroll of the seafront and scenic promenade walks.
- Historic architectural character: The property forms part of a distinctive terrace originally built for tram workers, offering unique charm and heritage appeal.
- Private west-facing courtyard: The enclosed rear outdoor space benefits from afternoon and evening sun, creating a peaceful and low-maintenance setting.
- Convenient rear laneway access: The gated rear lane provides practical external access, making it easier to bring in bikes, bins, or gardening supplies.
- Useful outdoor storage: A dedicated garden shed sits in the rear courtyard, offering valuable extra capacity for belongings and equipment.
- Walkable local amenities: Vernon Avenue with its vibrant selection of cafes, restaurants, and boutiques is within comfortable walking distance from the front door.
- Proximity to St Anne's Park: Residents can easily access this exceptional nearby green space for weekend recreation, walking trails, and leisure activities.
- Abundant local sports clubs: The neighbourhood features highly regarded golf, rugby, GAA, tennis, and sailing clubs catering to active lifestyles.
- Strong public transport access: Convenient connections via local Dublin Bus routes and the nearby DART station simplify daily commutes into the city centre.
- Manageable floor area: At approximately 35 square meters, the compact footprint offers an easily maintained home ideal for straightforward downsizing.
- First-time buyer opportunity: The property provides an affordable entry point into a highly sought-after Dublin postal code for aspiring homeowners.
- Scope for personal customisation: Buyers have a clear canvas to modernise interiors and tailor finishes completely to their own personal tastes.
- Bright interior layout: The open-plan kitchen, dining, and living configuration creates a surprisingly welcoming and sociable feeling upon entering.
- Fitted bedroom storage: The double bedroom includes practical built-in slide robe wardrobes, maximising floor space and organisation options.
- Established neighbourhood appeal: Clontarf remains consistently regarded as one of Dublin's premier residential suburbs due to its village-like atmosphere.
- Proximity to Bull Island: Nature lovers will appreciate the short distance to Dollymount Strand and the extensive bird sanctuary habitats nearby.
- Dublin city proximity: Being roughly six kilometres from the city centre allows residents to easily enjoy urban amenities while living coast-adjacent.
- Established school options: The surrounding catchment area is well-served by a strong selection of reputable primary and secondary educational institutions.
- On-street parking availability: Residents can utilise parking directly to the front of the terrace for convenient vehicle access.
- Manageable heating footprint: The smaller overall square footage can translate to more focused retrofit efforts when upgrading energy efficiency ratings.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating with a high consumption figure of 533.96 kWh/m2/yr, indicating substantial thermal inefficiency.
- Major insulation retrofit required: Buyers should budget significantly for comprehensive wall, floor, and roof insulation upgrades to achieve comfortable living temperatures.
- Limited overall floor area: At just 35 square meters, the dwelling is quite compact and may feel restrictive for long-term living or growing needs.
- Outdated heating systems: The low energy rating strongly suggests existing heating appliances require complete replacement with modern, efficient alternatives.
- Significant modernisation expenses: Purchasing at the asking price will likely require additional capital injection to bring kitchens, bathrooms, and finishes to modern standards.
- Single bedroom constraint: The one-bedroom configuration offers zero flexibility for guest rooms, home offices, or future family expansion.
- Untested fixtures and services: The selling agent explicitly notes that appliances, fixtures, and services have not been tested, requiring careful independent inspection.
- Potential damp and ventilation issues: Historic single-storey cottages of this vintage often suffer from rising damp or poor airflow, which surveyors should check.
- Roof structure condition unknown: Buyers must commission a detailed structural survey to assess the age and integrity of the roof timbers and coverings.
- Compact bathroom layout: The single bathroom contains a standard bathtub setup within a tight footprint, leaving little room for spatial expansion.
- On-street parking competition: Relying on public kerbside spaces means residents may occasionally struggle to park directly outside their front door.
- Conservation restrictions uncertainty: Given the historic tram worker heritage, local planning rules might impose design constraints on exterior modifications or extensions.
- Limited natural light sources: Mid-terrace homes of this scale can sometimes suffer from darker central zones, depending on window positioning and orientation.
- Boundary and laneway clarity: Buyers' legal representatives should carefully verify rights of way and maintenance responsibilities concerning the gated rear access lane.
- High retrofit contractor demand: Securing reliable tradespeople for comprehensive deep-retrofitting in the Dublin market can involve significant scheduling delays and costs.
- Plumbing and wiring age: Original or older service infrastructure likely requires total rewiring and replumbing to meet current safety and efficiency standards.
- Storage limitations inside: Beyond the bedroom slide robes, internal built-in storage is minimal, requiring clever space-saving solutions for everyday belongings.
- Window glazing quality check: Single or older double glazing may be present given the G energy rating, necessitating window replacements for sound and heat retention.
- Ventilation and moisture risks: Historic properties converted without modern vapour barriers can develop condensation issues that require professional mitigation.
- Resale value vs investment: Given the base asking price combined with heavy renovation costs, buyers should calculate potential future ceilings for property value in this terrace.
Price positioning
?
- The asking price appears very reasonably valued because it matches identical property benchmarks on the exact same street, reflecting an accurate pricing strategy relative to direct local housing stock.
- Valuation signals are balanced strongly by the G energy rating which indicates substantial future upgrade costs are necessary, offset completely by the highly desirable coastal location and unique historical character.
- Factors that could support this price include continued high demand for compact homes in coastal districts, while factors undermining it relate to the significant capital expenditure required to improve thermal efficiency.
- Relevant market context shows that compact historic cottages in this specific neighborhood command resilient buyer interest despite modest floor areas and require careful budgeting for comprehensive retrofitting works.
Build Analysis
What we know from similar construction types
- The property is a historic single-storey mid-terrace cottage originally built for tram workers, featuring a compact floor area of approximately 35 square metres.
- Given its age and G-rated energy performance, a buyer should investigate the condition of the roof, structural walls, damp-proofing, and original single-glazed windows.
- The electrical and plumbing systems should be thoroughly inspected by a qualified surveyor to determine if an upgrade is required during modernization.
- A buyer should verify whether any rear extensions or internal alterations comply with local planning regulations and building control standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating the need for a comprehensive deep retrofit to achieve a modern energy efficiency standard.
- Estimated deep retrofit costs for a small 35 m² property typically range from 40,000 to 60,000 euros, encompassing external or internal wall insulation, roof insulation, window and door replacements, and the installation of a heat pump or modern efficient heating system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 to €2,200 per year.
- Explanation: Given the G energy rating and a small floor area of 35 m², heating efficiency is likely very low, resulting in higher energy consumption per square metre to maintain a comfortable temperature.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- While the property is situated in a highly desirable coastal suburb near the seafront and Bull Island, coastal or extreme weather flood risks in low-lying parts of Clontarf should be independently verified.
- Interested parties should consult local authority flood maps and environmental reports to assess the specific vulnerability of the address.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
37 BRIAN BORU AVE, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €375,000.00
23 BRIAN BORU AVE, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €600,000.00
24 BRIAN BORU AVE, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €400,000.00
26 BRIAN BORU AVE, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €285,000.00
36 BRIAN BORU AVENUE, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €475,000.00
Recent sales in the wider Clontarf 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
44 BRIAN BORU AVE, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €305,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €3,750 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: approximately €1,500 to €2,500 plus VAT and outlays.
- Land registration fees: approximately €175 to €700 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €500 to €1,000 depending on the depth of the survey required for this 35m2 property.
- Annual home insurance: approximately €350 to €600 per year.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the village-like atmosphere and strong sense of community in the heart of Clontarf.
- Discussions on neighbourhood groups often praise the close proximity to the seafront, promenade, and St Anne's Park for recreational activities.
- Local social media chatter frequently points out the convenience of nearby amenities on Vernon Avenue, including popular cafes and restaurants.
- Community boards regularly discuss public transport links, noting the ease of access to the city centre via local bus routes and the DART.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is a compact one-bedroom home with 35 square metres of floor area, making it unsuitable for families with young children due to severe space constraints.
- Teenagers1/10
A single-bedroom cottage of 35 square metres lacks the necessary bedrooms and independent living space required for teenagers.
- Multi-generational Living1/10
With only one bedroom and a total area of 35 m², multi-generational living is completely impractical here.
- Single Buyers8/10
As an affordable one-bedroom historic home in a prime coastal location, this property presents an excellent entry point for single first-time buyers looking to modernise.
- Couples6/10
While the location and village-like setting are ideal for couples, the single-bedroom layout and 35 m² floor area offer very limited living space for two people.
- Empty Nesters7/10
The single-level accommodation and low-maintenance courtyard make it a viable option for downsizers, though the G energy rating should be addressed.
- Retirees7/10
Single-storey living without interior stairs is great for retirees, and the proximity to the seafront and local village amenities is a strong advantage, though heating costs due to the G BER should be investigated.
Work
3 areas- Remote Working6/10
There is scope to set up a home workspace, but the compact 35 m² footprint means a dedicated separate home office would be difficult to achieve.
- Hybrid Commuting9/10
Excellent proximity to both bus services and the nearby DART makes commuting into Dublin city centre very convenient.
- Retired8/10
Single-level layout and proximity to local amenities make it very practical for retirees who do not require a large home.
Practical
8 areas- Ageing in Place7/10
The single-storey cottage design avoids interior stairs, which is beneficial for ageing in place, though doorways and bathroom layouts should be verified for accessibility.
- Low Maintenance8/10
With a small 35 m² floor area and a paved courtyard garden, ongoing physical upkeep is minimal, though the G BER rating indicates potential upgrade needs.
- Secure Gated Entry5/10
The property features on-street parking to the front and a gated rear access lane, but lacks an enclosed gated community setup.
- Minimalist Design8/10
The compact footprint naturally suits a minimalist lifestyle, and the open-plan layout offers a clean canvas for modern interior styling.
- Flexible Floor Plans5/10
Due to the small 35 m² size and historic terraced structure, structural changes and floor plan flexibility are inherently limited.
- Heritage Home10/10
The property is a charming historic cottage originally built for Dublin tram workers, offering rich architectural character.
- Ecological Setup2/10
The current BER rating of G (with an energy performance indicator of 533.96 kWh/m2/yr) indicates poor energy efficiency, requiring significant investment in retrofitting.
- Outdoor areas6/10
Includes a private, west-facing stone-paved courtyard with a garden shed, offering a pleasant and sunny outdoor retreat despite its compact size.
Interests
9 areas- Gardening4/10
The private west-facing courtyard is paved and enclosed, leaving limited space for traditional gardening aside from potted plants.
- Walking10/10
Proximity to Clontarf promenade, Bull Island, and St Anne's Park provides outstanding opportunities for walking and outdoor recreation.
- Gym7/10
The surrounding Clontarf and Dublin area offers good access to local fitness facilities and sports clubs.
- Cycling8/10
The coastal area and relatively flat terrain make cycling along the seafront promenade and into the city centre very accessible.
- Golf9/10
Clontarf is renowned for its excellent local sporting facilities, including prominent golf clubs nearby.
- Fishing6/10
Coastal proximity offers some angling opportunities along the shoreline, though not a prime dedicated fishing hub.
- Horse Riding5/10
While some equestrian amenities exist in the wider Dublin region, this is primarily an urban and coastal residential suburb.
- Water Sports8/10
The coastal location near Clontarf seafront and Dublin Bay lends itself well to various water sports and sailing activities.
- Entertaining5/10
The open-plan kitchen and dining area opening to a private west-facing courtyard are nice features, but the overall 35 m² size strictly limits guest capacity.
Lifestyle
5 areas- Quiet Living6/10
Situated in a historic residential terrace near the coast, but urban traffic and proximity to Dublin city centre mean moderate background noise levels apply.
- Rural Living1/10
This is an urban residential setting in Clontarf, Dublin 3, entirely separate from rural surroundings.
- Village Living9/10
The property offers a strong village-like feel with local amenities, cafés, and restaurants on Vernon Avenue within easy walking distance.
- Coastal Living10/10
Clontarf seafront and promenade are just a short stroll away, offering exceptional access to coastal walks towards Bull Island.
- Urban Living8/10
Located approximately 6km from Dublin city centre with great transport links via bus and DART, making it ideal for urban convenience.
Social
6 areas- Community Involvement8/10
Clontarf has a strong, historic community feel with local clubs, associations, and village events.
- Café Culture9/10
Vibrant cafés, restaurants, and boutiques along Vernon Avenue are within easy walking distance.
- Nightlife6/10
Local pubs and dining options exist in the immediate village, with full nightlife readily accessible a short trip away in Dublin city centre.
- Health/Wellness groups8/10
Abundant local sports clubs, parks, and community centres support various health and wellness activities.
- Networking Opportunities7/10
Proximity to Dublin city centre ensures easy access to professional networking and business hubs.
- Tech-Hub Connectivity8/10
The central Dublin location provides strong infrastructure and connectivity for tech and modern professional employment.
Listing information
- Agent
- Delaney Estates
- Phone
- 01 805 8031
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-F33661HouseDelve · 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.