46 Oakton Park, Ballybrack, Co. DublinA96A5X2
€525,000
3 Bed~1 Bath~106 m²~BER D
What you'll like:
- Extended kitchen space: The kitchen has been thoughtfully extended to maximize functionality, creating a spacious and sociable heart of the home that is ideal for modern family daily life and gatherings.
- Purpose-built side extension: A valuable addition to the side provides extra living space, enhancing the overall layout and offering exceptional versatility for a growing family needing room to spread out.
- Separate study or TV room: This flexible bonus space adapts easily to your lifestyle needs, functioning brilliantly as a home office, children playroom, quiet snug, or additional everyday entertaining area.
- Private south-facing garden: Enjoy sunshine throughout much of the day in this wonderful outdoor retreat, providing an excellent private space for relaxing, outdoor dining, and safe family play activities.
- Recently replaced boiler: The heating system features a recently upgraded and replaced boiler, offering buyers immediate peace of mind and better energy efficiency during colder winter months ahead.
- Upgraded kitchen appliances: The property comes equipped with upgraded culinary appliances, reducing the immediate need for costly replacements and allowing you to move in and cook comfortably right away.
- Generous floor area: Spanning one hundred and six square meters, the well-balanced accommodation ensures comfortable proportions across all rooms, avoiding the cramped feeling common in standard three-bedroom semis.
- Quiet estate position: Situated in a sought-after and peaceful pocket within the development, the house enjoys minimal through-traffic, creating a serene environment that enhances everyday residential tranquility and safety.
- Close to Kilbogget Park: Located just a convenient ten-minute walk from Kilbogget Park, residents gain effortless access to beautiful green walks, open spaces, and a fantastic range of local sports facilities.
- Proximity to Killiney Beach: Nature lovers will appreciate that Killiney beach is only a fifteen-minute walk away, making weekend coastal strolls and sea air exceptionally accessible from your front door.
- Family-friendly location: The surrounding neighbourhood is established and welcoming, positioned close to some of the area finest schools, making daily educational drop-offs and pickups straightforward for parents.
- Excellent transport links: The address benefits from great local transport connections, making daily commuting into the city centre and getting around the wider county particularly convenient for working professionals.
- Attractive semi-detached layout: The home offers a wonderful sense of flow throughout its well-balanced layout, combining practical family separation with welcoming open-plan spaces for modern living styles.
- Upgraded functional features: Thoughtful upgrades throughout the property reduce initial maintenance burdens, allowing new owners to focus on personal cosmetic touches rather than major structural or mechanical overhauls.
- Versatile accommodation options: The clever integration of extended zones and bonus rooms means the property can easily adapt as your family dynamic changes and grows over the coming years.
- Bright living environments: The orientation and architectural layout promote good natural light penetration into the primary living spaces, creating a bright and cheerful ambiance throughout the daytime hours.
- Established residential neighbourhood: Buying in a mature and established estate like this ensures long-term community stability and well-maintained surrounding properties that help protect your investment value.
- Outdoor entertaining potential: The combination of a private south-facing orientation and good garden dimensions provides fantastic potential for future landscaping and creating an ultimate outdoor dining oasis.
- Convenient local amenities: Daily shopping, services, and community amenities are located within easy reach, minimizing the need for long car journeys for everyday household errands and grocery runs.
- Strong family appeal: The combination of bedrooms, flexible reception areas, and proximity to parks creates a universally appealing package that typically retains strong resale demand among future buyers.
But keep in mind:
- D energy rating: The property holds a D BER energy rating with a high performance indicator, meaning you should budget for future insulation upgrades to improve thermal efficiency and comfort.
- Potential retrofit costs: Achieving a modern energy standard will likely require significant financial investment in external wall insulation, upgraded windows, or renewable heating technologies over time.
- Older window performance: Buyers should carefully inspect the age and condition of all double glazing, as older window units may contribute to heat loss and draughts in colder months.
- Extension compliance verification: You should instruct your solicitor to thoroughly check that all necessary planning permissions and building regulations compliance certificates are in order for the side and kitchen extensions.
- Boiler warranty status: While the boiler is described as recently replaced, buyers must verify the exact installation date, service history, and remaining manufacturer warranty coverage to ensure future reliability.
- Boundary line checks: It is crucial to examine the title maps carefully to confirm that the boundaries of the south-facing garden match the physical fences and involve no encroachments.
- Traffic and parking review: Visit the Oakton Park location at peak commuting and school run times to assess local on-street parking availability and potential congestion within the estate roads.
- Roof condition assessment: A thorough professional structural survey should be commissioned to check the condition of the main roof timbers, tiles, and flashing, especially given the extended rooflines.
- Drainage and plumbing inspection: Older estate infrastructure combined with extended plumbing lines means a comprehensive CCTV drain survey is recommended to rule out any hidden blockages or pipe damage.
- Ventilation and damp check: Due to the extended layout and potential older construction elements, check thoroughly around window reveals and exterior walls for any signs of condensation or dampness.
- Electrical system review: Ensure that the fuse board and overall electrical wiring meet current safety standards, as older houses often require partial or full rewiring to safely handle modern appliance loads.
- Sound insulation levels: As a semi-detached dwelling, buyers should consider acoustic privacy levels between neighbouring properties, particularly in shared party wall zones of the living areas.
- Storage space limitations: While room sizes are good, prospective buyers should inspect built-in wardrobe provisions across the three bedrooms to determine if additional freestanding storage furniture will be needed.
- Garden maintenance requirements: The private south-facing garden will require ongoing landscaping upkeep, and buyers should assess whether existing boundary fencing needs immediate repair or replacement work.
- Future proofing costs: Factor potential capital expenditure into your overall purchasing budget to address any deferred maintenance items that become apparent during a detailed pre-purchase structural survey.
- Local development activity: Check local planning authority records for any upcoming residential or commercial developments in the surrounding Ballybrack area that might impact local views or traffic patterns.
- Insurance premium considerations: Properties with historical extensions or specific energy ratings can sometimes attract higher home insurance premiums, so it is wise to obtain preliminary quotes early.
- Public transport frequency: While transport links are mentioned, buyers relying on buses or trains should independently verify peak timetable frequencies and journey durations to their specific workplaces.
- School admission pressures: Proximity to popular local schools is a bonus, but buyers must independently verify current admission policies and enrolment capacities, as catchment areas can change frequently.
- Resale market liquidity: The D energy rating and semi-detached layout represent a typical entry-to-mid tier bracket where market liquidity can be sensitive to broader macroeconomic interest rate fluctuations.
Price positioning
?
- The asking price appears somewhat elevated relative to recent localized transactional precedents, suggesting a slight premium is being sought by the vendor for the specific improvements made to the property layout.
- Upward valuation signals stem from the substantial extensions and functional layout enhancements, whereas lower comparative sales figures within the immediate vicinity indicate potential resistance to higher pricing thresholds.
- Substantial investments in internal upgrades and a desirable south-facing orientation support the asking price, whereas a mediocre energy efficiency rating could undermine buyer enthusiasm during formal negotiations.
- Market positioning relies heavily on sustained local demand for extended family homes, though broader economic headwinds and competing inventory in the wider area may influence the final achieved transaction value.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home featuring a purpose-built side extension, a converted garage, and an extended kitchen.
- A recently replaced boiler has been installed, which should offer improved immediate heating efficiency.
- Buyers should investigate whether all necessary planning permissions and building regulations compliance certificates were obtained for the side extension, garage conversion, and kitchen extension.
- Given the D BER rating, a buyer should assess the general insulation levels, window glazing, and overall thermal envelope of the original structure versus the extended portions.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost: €45,000 to €65,000.
- Reasoning: The property has a D BER rating and an energy performance indicator of 268.58 kWh/m²/yr, indicating that significant thermal improvements are required to bring it up to a modern A or B energy standard.
- Costs would typically cover external wall insulation, upgrading attic insulation, replacing older windows and external doors with high-performance double or triple glazing, and potentially installing a renewable heating system such as a heat pump once the fabric of the building is sufficiently upgraded.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,800 to €2,300.
- This estimate accounts for the 106 m² floor area and a D energy rating, which indicates moderate energy efficiency, though the recently replaced boiler should help optimise fuel consumption.
Pollution Safe
9/10Environmental situation to investigate
- The location appears largely residential and well-removed from major heavy industrial zones, large-scale incinerators, or active landfills.
- Any historical or legacy industrial concerns in the wider South Dublin region are generally distant, though buyers should verify local environmental records if any specific local site history is of concern.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established suburban residential setting raised above major coastal flood zones, though general coastal proximity means low-lying areas nearby should be noted.
- Surface water management and drainage appear typical for the estate, but standard flood risk assessments should be confirmed by a surveyor.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
85 OAKTON PARK, BALLYBRACK, DUBLIN
- Sale date
- Declared sale price
- €227,500.00
9 OAKTON PARK, BALLYBRACK, DUBLIN
- Sale date
- Declared sale price
- €490,000.00
113 OAKTON PARK, BALLYBRACK, DUBLIN
- Sale date
- Declared sale price
- €550,000.00
73 OAKTON PARK, BALLYBRACK, DUBLIN
- Sale date
- Declared sale price
- €502,000.00
12 OAKTON PARK, BALLYBRACK, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €448,501.00
Recent sales in the wider Ballybrack area
39 DALE VIEW PK, BALLYBRACK, DUBLIN
- Sale date
- Declared sale price
- €300,000.00
3 EMERALD LODGE, SHANGANAGH RD, BALLYBRACK
- Sale date
- Declared sale price
- €445,000.00
43 WYATTVILLE CLOSE, BALLYBRACK, CO DUBLIN
- Sale date
- Declared sale price
- €800,000.00
29 FIRGROVE, MILITARY RD, BALLYBRACK
- Sale date
- Declared sale price
- €411,000.00
APT 83 RIDGE HALL, SHANGANAGH RD, BALLYBRACK
- Sale date
- Declared sale price
- €486,000.00
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 €5,250 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 registration type and property value.
- Property valuation fees: approximately €150 to €250.
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail required.
- Annual home insurance: approximately €400 to €800 depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Ballybrack and wider Killiney area frequently discuss local transport updates, highlighting the convenience of nearby DART services and bus routes.
- Community forums often praise the proximity of local amenities, specifically mentioning Kilbogget Park and Killiney beach as major lifestyle benefits for families.
- Local discussions sometimes touch upon traffic calming measures and parking within residential estates like Oakton Park.
- Parent groups frequently share recommendations for nearby primary and secondary schools, noting high demand in the locality.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, a private south-facing garden, and proximity to local schools and Kilbogget Park, making it very suitable for families with young children.
- Teenagers7/10
With a separate study or TV room, there is good additional space for teenagers to relax or study away from the main living areas.
- Multi-generational Living5/10
While there is a side extension and a versatile floor plan, the single bathroom and 106 square metre size may feel limited for multi-generational living.
- Single Buyers6/10
The home offers great space and a convenient location close to transport links, though the asking price of €525,000 and a D BER rating might represent a higher maintenance overhead for a single buyer.
- Couples8/10
An extended kitchen and sociable layout provide an excellent environment for couples looking to upsize or establish a long-term home.
- Empty Nesters7/10
The quiet position within the estate and manageable garden size appeal to empty nesters, though the three-bedroom layout might exceed their daily space requirements.
- Retirees6/10
The single bathroom and standard two-storey layout may pose accessibility considerations for ageing in place, but the quiet setting and proximity to amenities are positive factors.
Work
3 areas- Remote Working8/10
The inclusion of a separate study or TV room provides a dedicated and flexible space ideal for remote working.
- Hybrid Commuting8/10
The property benefits from excellent transport links, making hybrid commuting convenient for professionals heading into the city.
- Retired6/10
A quiet estate setting and nearby parks suit retirement, though stairs and a single bathroom may require future modifications.
Practical
8 areas- Ageing in Place5/10
The two-storey layout and single upstairs-adjacent bathroom mean modifications would be needed to support long-term ageing in place.
- Low Maintenance6/10
The property features a recently replaced boiler and upgraded kitchen appliances, though the D BER rating suggests potential for further energy efficiency upgrades.
- Secure Gated Entry3/10
The property is a standard semi-detached home within an open residential estate rather than a gated community.
- Minimalist Design5/10
The layout is traditional and family-focused with extended living areas rather than strict minimalist design.
- Flexible Floor Plans8/10
A converted garage and separate study or TV room offer excellent flexibility to adapt rooms for various lifestyle needs.
- Heritage Home2/10
The property is a modernised suburban semi-detached home rather than a period or heritage property.
- Ecological Setup4/10
The home currently holds a D BER rating, indicating that buyers may want to investigate energy upgrade options to improve ecological efficiency.
- Outdoor areas8/10
Features a private, south-facing garden that enjoys sunshine throughout much of the day, complemented by nearby Kilbogget Park.
Interests
9 areas- Gardening7/10
The private south-facing garden provides a great space for gardening enthusiasts to cultivate plants and enjoy the sunshine.
- Walking9/10
With Kilbogget Park a ten-minute walk away and Killiney beach reachable in 15 minutes, walking opportunities are exceptional.
- Gym5/10
While the description highlights sports facilities nearby, specific gym facilities would need to be verified in the surrounding area.
- Cycling6/10
The suburban location allows for decent cycling access to local parks and coastal routes, though main road traffic should be considered.
- Golf5/10
Proximity to local golf courses should be verified by the buyer, as none are explicitly detailed in the listing.
- Fishing4/10
Coastal proximity offers some sea fishing potential, but freshwater options are not immediately highlighted.
- Horse Riding3/10
Equestrian facilities are not mentioned nearby, making this a less ideal location for horse riding enthusiasts.
- Water Sports7/10
The close proximity to Killiney beach makes it convenient for those interested in coastal and water-based activities.
- Entertaining8/10
An extended kitchen creating a sociable heart to the home, combined with a south-facing garden, makes this property ideal for entertaining guests.
Lifestyle
5 areas- Quiet Living8/10
Set in a quiet and sought-after position within Oakton Park, the property offers a peaceful residential atmosphere.
- Rural Living2/10
Located in Ballybrack, Co. Dublin, the setting is suburban rather than rural, surrounded by established residential housing.
- Village Living6/10
Proximity to local amenities and parks provides a community-oriented neighborhood feel reminiscent of village living.
- Coastal Living7/10
Killiney beach is only a 15-minute walk away, offering good access to the coast and seaside walks.
- Urban Living5/10
While well connected to transport links, the immediate location is a suburban housing estate rather than an urban center.
Social
6 areas- Community Involvement7/10
Established suburban estate living encourages active participation in local residents' associations and community groups.
- Café Culture6/10
Local amenities in the surrounding Ballybrack and Killiney areas offer suburban coffee shops and neighborhood spots.
- Nightlife4/10
The immediate area is primarily residential and quiet, requiring travel to nearby town centers for extensive nightlife.
- Health/Wellness groups6/10
Proximity to sports facilities and parks supports local health and wellness groups, though specific classes should be verified.
- Networking Opportunities5/10
Networking opportunities locally are limited due to the residential nature of the neighborhood.
- Tech-Hub Connectivity6/10
Good transport links allow access to major employment and tech hubs in the wider Dublin region.
Listing information
- Agent
- DNG Dun Laoghaire
- Phone
- 01 230 1616
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-088ADAHouseDelve · 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.