44 Seafield Road, Booterstown, County DublinA94A029
€745,000
3 Bed~2 Bath~115 m²~BER E
What you'll like:
- Prime Residential Location: Positioned on one of Booterstown's most desirable and established roads, offering exceptional long-term capital stability and neighborhood appeal.
- Substantial Garden Depth: Features an impressive 115-foot rear garden, providing rare outdoor space for a suburban property of this scale.
- Favorable Solar Orientation: The rear garden enjoys a west-facing aspect, ensuring abundant afternoon and evening sunlight for outdoor living areas.
- Exceptional Public Transport: Situated within walking distance of the Booterstown DART station for rapid rail access into Dublin city centre.
- Bus Corridor Access: The N11 Quality Bus Corridor is located at the end of the road, offering frequent 24-hour bus services.
- Elite Educational Proximity: Surrounded by many of the country's most highly regarded primary and secondary schools within comfortable walking distance.
- Proximity to UCD: University College Dublin Belfield campus is approximately a ten-minute walk away, enhancing long-term rental or family utility.
- Significant Extension Potential: The massive rear garden and side access offer incredible scope to extend and reconfigure the footprint, subject to planning.
- Character Bay Windows: Retains attractive period features such as front bay windows and generous ceiling heights that enhance natural light and space.
- Recent Boiler Upgrade: Equipped with a newer Ideal Logic gas boiler fitted in December 2020, offering immediate heating reliability.
- Off-Street Parking: Includes a front garden with a driveway for off-street vehicle parking, a major convenience for city-suburban locations.
- Ground-Floor Shower Room: Features a convenient downstairs shower room alongside a separate side entrance, ideal for guests or multi-generational needs.
- Useful Outbuilding: Includes a block-built shed at the rear with strong potential for conversion into a home office or studio, subject to permissions.
- Dual Reception Layout: Benefits from separate living and dining rooms on the ground floor, providing versatile family living arrangements.
- Built-In Wardrobes: Both primary double bedrooms come equipped with functional built-in storage solutions, reducing immediate furnishing costs.
- Coastal Amenities Nearby: Close proximity to Blackrock Park, Booterstown Marsh, and Sandymount Strand supports an active outdoor lifestyle.
- Shopping and Dining: Minutes away from Blackrock Village, the Frascati Centre, and Merrion Shopping Centre for extensive retail options.
- Sports Club Availability: Surrounded by numerous tennis, rugby, sailing, and golf clubs including Elm Park Golf and Sports Club.
- Stable Asking Price: The recorded asking price has remained stable at 745000 euros without erratic fluctuations during the tracking period.
- Family Home Tradition: Held by the same owner for many years, indicating a tightly held residential enclave with strong community stability.
But keep in mind:
- Poor Energy Rating: Holds a low BER rating of E, which indicates high heat loss and will require substantial financial investment to upgrade.
- Extensive Modernization Required: The interior has been occupied for many years and requires a comprehensive modernization program throughout all rooms.
- Outdated Kitchen Facilities: The kitchen and breakfast room are narrow and require a full rip-out and redesign to meet modern family standards.
- Suboptimal Bathroom Sizes: The first-floor bathroom is quite compact and lacks integration with the separate WC, limiting practical daily use.
- Potential Insulation Deficits: Given the E energy rating, the buyer should budget for external wall insulation, attic upgrading, and double glazing.
- Planning Permission Hurdles: Any major structural extensions to the rear or side conversions will require navigating local planning regulations.
- Shed Repair Requirements: The block-built garden shed may require structural repairs and damp-proofing before any office conversion can take place.
- Carpet and Finishes Replacement: Existing interior finishes, including carpets and older wall treatments, will need complete stripping and replacement.
- Single-Glazed Elements Risk: Buyers must investigate the age and condition of existing windows, as older frames likely contribute to the poor energy rating.
- Upstairs Layout Constraints: The third bedroom is relatively small and may be better suited as a home office or nursery rather than a double bedroom.
- Limited Bathroom Facilities Upstairs: Having a separate tiny bathroom and WC upstairs makes family synchronization difficult without a reconfiguration.
- Renovation Cost Exposure: Extensive upgrading works will add significantly to the initial purchase price of 745000 euros before move-in readiness.
- Disruption During Works: Undertaking a major energy retrofit and layout redesign will require temporary relocation or living through heavy construction.
- Electrical System Check Needed: Older houses of this era often require complete rewiring to handle modern electrical loads and safety standards.
- Plumbing System Verification: The buyer should investigate whether older pipework beyond the 2020 boiler needs replacement to prevent leaks.
- Traffic and Parking Congestion: Being close to major bus corridors and DART stations may lead to local commuter parking pressures on the street.
- Potential Asbestos Materials: Older properties undergoing renovation should be checked professionally for the presence of historical asbestos-containing materials.
- Drainage and Foundation Survey: A thorough structural survey should verify the condition of older drains and foundations before attempting rear extensions.
- Ventilation and Damp Risks: The older fabric of the building combined with poor energy ratings increases the risk of condensation and dampness if poorly ventilated.
- Negotiation Premium Risk: In sought-after Booterstown pockets, competitive demand could push final transaction costs beyond the initial asking price.
Price positioning
?
- The asking price appears somewhat undervalued given the highly sought-after Booterstown location, as similar residential properties in the immediate vicinity have achieved significantly higher figures on the property price register.
- Valuation signals are heavily influenced by the poor BER rating of E and the substantial modernization program required, which naturally dampens the initial asking price despite the excellent overall floor area and plot size.
- The extensive 115-foot west-facing rear garden and proximity to elite schools and transport links strongly support the pricing level, whereas the necessary energy upgrades and renovation costs could undermine buyer appetite if refurbishment budgets escalate.
- Relevant market dynamics indicate that well-located fixer-uppers frequently attract competitive bidding from families seeking long-term homes, suggesting the stable listing figure may be a strategic entry point to stimulate strong market interest.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached family home extending to approximately 115 sq. m. featuring period characteristics such as bay windows and good ceiling heights.
- A single-storey side extension provides a secondary entrance, a utility area, and a ground-floor shower room, which should be inspected for compliance with building regulations and planning history.
- The house requires a comprehensive programme of modernisation throughout, offering potential for reconfiguration and substantial extension given the 115ft west-facing rear garden, subject to acquiring the necessary planning permission.
- A block-built shed sits at the end of the rear garden, presenting potential for conversion into a home office, which a buyer should verify for structural soundness and regulatory permissions.
- While a new gas boiler was fitted in December 2020, the overall energy efficiency of the property is rated E, indicating that significant insulation, window upgrades, and heating system optimizations will be required.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a poor BER rating of E, indicating a high level of heat loss through walls, windows, and potentially the roof space, meaning it requires a deep retrofit to achieve a modern energy standard.
- A comprehensive deep retrofit for a 115 sq. m. semi-detached house of this vintage typically costs between €50,000 and €80,000, depending on the extent of external wall insulation, window and door replacements, attic insulation, and potential integration of renewable heating systems such as heat pumps.
- Although a new gas boiler was installed in late 2020, achieving a B-rating or higher would likely necessitate addressing the thermal envelope thoroughly and potentially upgrading the heating distribution emitters.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2,200 to 2,800 euro.
- Given the 115 square metre floor area and a low BER rating of E, the energy efficiency is poor, which will result in higher heating and energy consumption until insulation and modernization works are carried out.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and established, showing minimal apparent risk from major heavy industrial pollution or active modern landfills.
- Any historical or localized environmental findings near coastal zones or marshlands are generally minor, but buyers may wish to verify local drainage and coastal conditions.
Flood Safe
7/10Water overflow reports to follow up
- The property is located in Booterstown, a coastal suburb in South Dublin positioned between the Stillorgan Road and the Rock Road.
- Proximity to the coastline and local wetlands such as the Booterstown Marsh bird sanctuary means that low-lying areas in the wider district can be susceptible to tidal or surface water influences during extreme weather events.
- Standard local drainage capacity and heavy rainfall should be considered, though the map evidence shows no explicit high-risk flood zones directly encompassing this residential address.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
28 SEAFIELD RD, BOOTERSTOWN, CO DUBLIN
- Sale date
- Declared sale price
- €1,077,713.00
Recent sales in the wider Booterstown area
90 ST HELENS RD, BOOTERSTOWN, DUBLIN
- Sale date
- Declared sale price
- €1,435,000.00
9 TRIMLESTON RD, BOOTERSTOWN, DUBLIN
- Sale date
- Declared sale price
- €880,000.00
39 CHERBURY COURT, BOOTERSTOWN AVE, BOOTERSTOWN
- Sale date
- Declared sale price
- €484,600.00
25 TURNSTONE, THORN WOOD, BOOTERSTOWN
- Sale date
- Declared sale price
- €615,000.00
84 TRIMLESTON GARDENS, BOOTERSTOWN, CO DUBLIN
- Sale date
- Declared sale price
- €1,020,000.00
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: €7,450 — 1% of €745,000.
?
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 and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 350 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required for the 115 square metre home.
- Annual home insurance: approximately 400 to 900 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents frequently highlight Booterstown as an exceptionally convenient residential location due to its close proximity to both the coast and the DART station.
- Discussions on local forums often centre around the excellent selection of highly regarded primary and secondary schools within walking distance.
- The ongoing popularity of Seafield Road is frequently noted by locals, particularly for its quiet neighbourhood feel combined with quick access to Dublin city centre via the N11.
- Community groups frequently discuss the local amenity value of Booterstown Marsh bird sanctuary and nearby Blackrock Park for walking and outdoor recreation.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers three bedrooms, a large 115ft west-facing rear garden, and close proximity to several well-regarded local primary schools, making it an excellent setting for young families.
- Teenagers8/10
Proximity to highly regarded secondary schools such as Blackrock College and St Andrew's College, along with great DART and bus links, provides teenagers with fantastic independence.
- Multi-generational Living6/10
While the semi-detached layout features a ground-floor shower room and a side entrance, the home requires modernisation to fully accommodate multi-generational living arrangements comfortably.
- Single Buyers6/10
The asking price of €745,000 combined with a BER rating of E and the need for a full modernisation programme presents a significant financial and renovation commitment for a single buyer.
- Couples8/10
Offers generous reception rooms, period features, and exceptional long-term potential to extend and reconfigure the layout to suit a couple's lifestyle.
- Empty Nesters7/10
The single-level ground-floor shower room and manageable footprint offer appeal, though the large 115ft garden will require ongoing maintenance unless landscaped.
- Retirees6/10
While close to coastal walks and public transport, the property's E BER rating and the necessity for extensive modernisation mean retirees should investigate potential upgrade costs carefully.
Work
3 areas- Remote Working7/10
The property includes a block-built shed with potential for conversion to a home office, subject to planning permission and repairs.
- Hybrid Commuting9/10
Booterstown DART station and the N11 Quality Bus Corridor are both within walking distance, offering effortless access to the city centre.
- Retired6/10
The location is convenient for retirees seeking accessibility, but the home requires substantial renovation work that should be factored in.
Practical
8 areas- Ageing in Place6/10
Features a convenient ground-floor shower room and side entrance, though aging stairs and the overall need for modernisation require adaptation.
- Low Maintenance4/10
The property requires a comprehensive programme of modernisation and features a large garden, meaning it is not currently low maintenance.
- Secure Gated Entry3/10
The property features off-street parking and a walled front and rear, but lacks gated entry or security gates.
- Minimalist Design3/10
Retains traditional period features such as bay windows, standard room partitions, and conventional layouts rather than minimalist open-plan spaces.
- Flexible Floor Plans7/10
Includes a single-storey side extension and offers substantial scope to extend and reconfigure the layout, subject to planning permission.
- Heritage Home7/10
Retains charming period features typical of its era, including high ceilings and front bay windows.
- Ecological Setup4/10
The home currently holds a low BER rating of E, meaning a buyer should investigate energy-efficiency upgrades, despite a relatively modern boiler fitted in 2020.
- Outdoor areas10/10
Features a rare 115ft west-facing walled rear garden along with a front lawn and off-street parking.
Interests
9 areas- Gardening10/10
The standout feature is the exceptional 115ft west-facing walled rear garden, providing limitless potential for keen gardeners.
- Walking9/10
Fantastic walking opportunities nearby include Blackrock Park, local coastal paths, and strolls through the surrounding established neighborhoods.
- Gym7/10
Various local sports clubs and wellness options are available in the surrounding Blackrock and Booterstown areas.
- Cycling8/10
Good local road infrastructure and proximity to coastal routes make cycling a viable option for commuting or leisure.
- Golf8/10
Elm Park Golf & Sports Club is conveniently located close by for golf enthusiasts.
- Fishing5/10
Coastal proximity offers some sea fishing access, though local freshwater options are more limited.
- Horse Riding4/10
Equestrian facilities are sparse in this immediate urban-suburban setting, requiring travel further afield.
- Water Sports7/10
Proximity to the coast and local sailing clubs along Dublin Bay makes this a great spot for marine activities.
- Entertaining9/10
Generous reception rooms and the massive 115ft west-facing rear garden provide an ideal environment for hosting guests and outdoor gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated on a highly desirable, established residential road known for its peaceful environment, though urban conveniences remain close at hand.
- Rural Living2/10
This is a firmly suburban location in Booterstown with immediate access to major transport corridors, shopping centres, and city amenities.
- Village Living8/10
Being close to Blackrock Village, local shops on Booterstown Avenue, and nearby cafés creates a strong community and village-like feel.
- Coastal Living8/10
Blackrock Park, Booterstown Marsh, and the coastal walks along Sandymount Strand are all within easy walking distance.
- Urban Living8/10
Excellent proximity to the DART, the N11 Quality Bus Corridor, and UCD ensures seamless connectivity to Dublin city centre.
Social
6 areas- Community Involvement8/10
An established, tight-knit residential neighborhood with active local associations, schools, and community groups.
- Café Culture8/10
Proximity to Blackrock Village, local shops, and surrounding shopping centres provides a vibrant selection of local cafés.
- Nightlife6/10
Local pubs and dining options are available in Blackrock, with a wider nightlife scene easily accessible via a short DART or bus ride into the city centre.
- Health/Wellness groups8/10
A wide variety of local sports clubs, gyms, and wellness groups operate within the immediate Blackrock and Booterstown area.
- Networking Opportunities7/10
Proximity to UCD Belfield, Smurfit Business School, and rapid transport links to the central business district supports professional networking.
- Tech-Hub Connectivity7/10
Strong public transport links make commuting to Dublin's major employment and tech hubs straightforward.
Listing information
- Agent
- Russell Estate Agents
- Phone
- 01 296 3557
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-C40963HouseDelve · 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.