46 Sweet Briar Lane, Kilmacud, Dublin 14D14F688
€650,000
3 Bed~1 Bath~116 m²~BER D
What you'll like:
- Prime Dublin 14 Location: Situated on a quiet, leafy residential road in Kilmacud, offering buyers a peaceful neighborhood setting combined with exceptional long-term capital stability.
- Walkable Luas Access: Located just a twelve-minute walk from the Kilmacud Luas Green Line stop, providing fast, direct commutes to St Stephen Green and Sandyford.
- Excellent Bus Links: Conveniently positioned near regular bus routes including the number eleven into the city centre and the Aircoach providing direct airport connections.
- Rapid Road Connectivity: Motorist access to the M50 is under five minutes away and the N11 is under ten minutes, ensuring smooth travel across the wider region.
- Close To UCD: Positioned approximately two point five kilometres from University College Dublin, making this property highly attractive for academic staff or future rental yield.
- Proximity To Villages: Local convenience stores, cafes, pharmacies, and neighborhood eateries are all within a ten-minute walk, supporting highly walkable daily suburban living.
- Renowned Local Schools: Surrounded by highly regarded educational institutions including Mount Anville, St Benildus College, and St Raphaelas within comfortable walking distance.
- Major Retail Nearby: Situated a short distance from both Stillorgan Shopping Centre and Dundrum Town Centre, offering vast retail, dining, and entertainment options for residents.
- Green Spaces Accessible: Located within easy reach of popular neighborhood amenities such as Deerpark in Mount Merrion, perfect for weekend walks and outdoor recreation.
- Generous Floor Area: Providing approximately one hundred sixteen square metres of single-level accommodation, offering a spacious footprint for downsizers or growing families alike.
- Substantial Rear Garden: Features a large garden measuring roughly seven point eight by nineteen point five metres, totaling one hundred fifty-two square metres of outdoor space.
- Extension Potential: The sizeable rear plot offers excellent scope to extend the existing footprint, following established neighborhood precedents subject to obtaining planning permission.
- Carport Development Options: The inclusion of an existing carport provides versatile additional development options or secure off-street parking for multiple vehicles.
- Distinctive Architectural Heritage: Designed in 1966 by local architect John Sweetman, featuring unique mid-century character that appeals to design-conscious buyers seeking individuality.
- Natural Light Courtyard: A central courtyard featuring a glazed dome floods the interior spaces with abundant natural light, creating a bright and uplifting living environment.
- Single-Level Living: Practical one-story layout eliminates internal stairs, making the property exceptionally accessible and appealing for purchasers looking toward long-term aging in place.
- Newly Installed Boiler: Equipped with a brand-new gas boiler installed in March 2026, delivering immediate peace of mind regarding home heating efficiency and reliability.
- On and Off-Street Parking: Benefits from convenient parking arrangements combining a private carport with ample on-street space for visiting family and guests.
- Strong Resale Fundamentals: The combination of a highly sought-after Dublin fourteen postcode, development scope, and strong local amenities underpins excellent future property value.
- Peaceful Road Setting: Positioned away from heavy arterial traffic while maintaining swift access to urban conveniences, striking an ideal balance between tranquility and accessibility.
But keep in mind:
- Low BER Rating: Holds a D energy rating, which indicates poor thermal efficiency and signals that the buyer should budget for substantial insulation and heating upgrades.
- Single Bathroom Layout: Features only one bathroom to service all three bedrooms, potentially creating morning congestion and requiring a costly extension to add ensuite facilities.
- Nineteen Sixties Construction: Built in 1966, the property may contain aging electrical wiring, outdated plumbing, or original building materials requiring thorough professional inspection.
- Glazed Dome Maintenance: The central courtyard glass dome is a unique architectural feature that may require specialized waterproofing maintenance and ongoing checks for heat loss.
- Planning Permission Uncertainties: While neighboring properties have extended, buyers must independently verify whether local planning authorities will approve similar rear or side extensions.
- Flat Roof Considerations: Mid-century designs often incorporate flat or low-pitch roofs over certain sections, which necessitate careful inspection for historical leaks or structural wear.
- Asbestos Material Risk: Homes constructed during the mid-nineteen sixties occasionally utilized asbestos-containing materials, meaning buyers should commission a targeted hazardous material survey prior to purchase.
- Upgrading Costs Required: The interior layout and finishes will likely require a comprehensive modernization program to meet contemporary standards of comfort and energy efficiency.
- Carport Conversion Expenses: Converting the existing carport into enclosed living space or a garage will incur significant construction costs and require full regulatory approvals.
- Garden Drainage Checks: The substantial rear garden should be inspected for proper surface water drainage, especially given Dublin local weather patterns and potential clay soils.
- Felt Roof Lifespan: Roof coverings on nineteen sixties flat-roof extensions or courtyards often have a finite lifespan and may need immediate replacement to prevent water ingress.
- Single-Glazed Windows Risk: Buyers should check window joinery throughout the house, as older frames may be single-glazed and contribute to the low D energy rating.
- Boundary Demarcation Review: Legal advisors should carefully verify boundary lines and title deeds to ensure no encroachments exist around the generous garden and carport areas.
- Ventilation And Damp: Mid-century homes with unconventional layouts like internal courtyards can sometimes suffer from condensation issues if ventilation is inadequate or blocked.
- Upgrading Electrical Consumer Unit: The fuse board and electrical circuits may date back several decades and should be tested by a certified electrician to ensure modern safety compliance.
- Water Pressure Verification: Buyers should test mains water pressure and check incoming supply pipe materials, as older properties in the area occasionally feature legacy lead piping.
- Sewer Line Condition: The underground drainage and sewer connections should be professionally surveyed via CCTV to ensure there are no root intrusions or structural collapses.
- Lack Of Modern Open Plan: The traditional nineteen sixties layout around a central courtyard may feel compartmentalized to buyers favoring modern open-plan kitchen and living spaces.
- Disruption From Remodeling: Undertaking the extensive renovations needed to realize the full potential of this property will involve significant living disruption and project management effort.
- Renovation Budget Overrun: Given current construction inflation, buyers must account for potential cost overruns when budgeting to bring this D-rated home up to modern living standards.
Price positioning
?
- The asking price appears moderately positioned relative to regional sales evidence, reflecting a baseline entry point for a dated single-level footprint requiring substantial modernisation and energy efficiency upgrades.
- Strong valuation signals include significant extension potential and a sought-after suburban location near transport links, which typically command a market premium once fully renovated.
- Potential downsides include the weak energy rating and the high cost of comprehensive refurbishment, which could heavily undermine the attractiveness of the initial quoting figure for buyers.
- Relevant market dynamics indicate that properties offering substantial development scope often attract competitive bidding, meaning the final transaction cost may easily exceed the baseline asking level.
Build Analysis
What we know from similar construction types
- The property is a single-level home designed in 1966 by local architect John Sweetman, featuring a central courtyard with a glazed dome that requires inspection for potential seals, leaks, and insulation performance.
- The floor area is approximately 116 sqm with a generous rear garden of 152 sqm, offering extension potential subject to planning permission and investigation of local precedents.
- The listing notes an existing carport with development potential, which a buyer should verify for planning compliance and structural soundness.
- A new gas boiler was installed in March 2026, though the wider heating distribution system and overall insulation levels of the 1960s structure should be professionally evaluated.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that the building envelope, windows, and heating systems likely require significant thermal upgrading to achieve higher energy efficiency.
- A deep retrofit for a 116 sqm home typically costs between 50,000 and 90,000 euros depending on the extent of external wall insulation, window replacements, heat pump installation, and ventilation upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around €1,400 to €1,900.
- Explanation: The property has a BER rating of D, which indicates moderate energy efficiency, though it benefits from a newly installed gas boiler noted in the listing details.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and established, showing no apparent immediate proximity to major heavy industrial plants, active landfills, or large-scale incinerators.
- As with any urban residential location, buyers should verify local historical land uses for any legacy commercial or industrial activities.
Flood Safe
8/10Water overflow reports to follow up
- General topographical indicators suggest the Kilmacud area is not typically associated with high-frequency river or coastal flooding events.
- Prospective buyers are advised to check local drainage records and historical surface water maps to confirm the specific plot resilience during extreme weather.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 SWEET BRIAR LANE, KILMACUD, DUBLIN
- Sale date
- Declared sale price
- €1,350,000.00
36 SWEET BRIAR LANE, KILMACUD, DUBLIN 14
- Sale date
- Declared sale price
- €625,000.00
Recent sales in the wider Kilmacud area
8 THE WOODLANDS, CASTLESIDE DR, RATHFARNHAM DUBLIN 14
- Sale date
- Declared sale price
- €495,000.00
9 KNOCKRABO COURT, MOUNT ANVILLE ROAD, DUBLIN 14
- Sale date
- Declared sale price
- €1,375,000.00
CHALAIN, 110 ROEBUCK ROAD, DUBLIN 14
- Sale date
- Declared sale price
- €1,800,000.00
70 BEAUFORT DOWNS, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €710,000.00
210 TRIMBLESTON, GOATSTOWN RD, GOATSTOWN DUBLIN 14
- Sale date
- Declared sale price
- €1,115,000.00
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 1% up to €1,000,000, amounting to €6,500 for an asking price of €650,000.
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlay costs.
- Land registration fees: typically around €175 to €700 depending on the property value and registration type.
- Property valuation fees: generally between €150 and €300 for mortgage purposes.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detail required for the 116 sqm property.
- Annual home insurance: roughly €400 to €800 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of the Kilmacud Luas stop for daily commutes to the city centre and Sandyford.
- Local community forums often discuss the family-friendly nature of the neighbourhood, noting proximity to well-regarded schools such as Mount Anville and St Benildus.
- Discussions in local groups frequently mention the appeal of nearby amenities, including Deerpark in Mount Merrion and Dundrum Town Centre.
- Neighbourhood feedback points to the quiet and leafy character of residential roads like Sweet Briar Lane, while maintaining easy access to the M50.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Single-level accommodation is very safe for toddlers without stairs to navigate, and the generous rear garden of 152 sqm provides fantastic outdoor space for play.
- Teenagers7/10
Proximity to top local schools like Mount Anville and St Benildus within walking distance makes this highly convenient for teenagers, though only having one bathroom may require some morning coordination.
- Multi-generational Living5/10
The single-level layout is ideal for elderly relatives avoiding stairs, but the single bathroom and 116 sqm floor area might feel cramped for multiple generations until extended.
- Single Buyers6/10
Offers great long-term potential to modernise and make your own, though a 3-bedroom single-level home might exceed initial space needs for a single occupant.
- Couples9/10
An exceptional layout for couples looking to settle down, with excellent extension potential to grow into the property over time on a quiet, leafy road.
- Empty Nesters10/10
Single-level living with no stairs to climb makes this an ideal down-sizer or forever home for those looking to age in place comfortably.
- Retirees10/10
The single-level design, combined with a quiet leafy setting and close proximity to local village amenities and transport, makes retirement living highly practical here.
Work
3 areas- Remote Working8/10
A quiet environment with flexible room layouts makes setting up a home office very achievable, though buyers should verify broadband speeds.
- Hybrid Commuting9/10
The Kilmacud Luas stop is a 12-minute walk away, providing direct access to Sandyford in 3 minutes and St Stephen's Green in 18 minutes.
- Retired10/10
Single-level layout, low maintenance potential, and nearby healthcare and village amenities make this exceptionally well-suited for retirees.
Practical
8 areas- Ageing in Place10/10
Single-level accommodation removes the hazard of stairs entirely, making it ideal for aging in place safely and comfortably.
- Low Maintenance7/10
Single-level footprint keeps upkeep manageable, though a D BER rating and potential modernisation requirements mean some initial upgrade work may be needed.
- Secure Gated Entry3/10
An open front with on- and off-street parking rather than a gated entrance, though located in a generally quiet residential area.
- Minimalist Design6/10
The 1966 architect-designed layout features clean architectural lines and a central courtyard, lending itself well to minimalist design updates.
- Flexible Floor Plans8/10
Includes significant potential to extend into the large rear garden or utilize the carport for further development, subject to planning permission.
- Heritage Home7/10
Designed in 1966 by local architect John Sweetman, featuring mid-century architectural characteristics like the central glazed dome courtyard.
- Ecological Setup5/10
Features a new gas boiler added in March 2026, though the D BER rating indicates that broader energy-efficiency upgrades should be investigated.
- Outdoor areas9/10
Comprises a generous rear garden measuring 7.8m by 19.5m alongside a unique central courtyard with a glazed dome.
Interests
9 areas- Gardening8/10
Features a large rear garden measuring roughly 7.8m by 19.5m, providing plenty of scope for keen gardeners.
- Walking8/10
Close proximity to local parks like Deerpark in Mount Merrion and great walkability to local shops, schools, and the Luas.
- Gym6/10
Sandyford Business District and nearby Dundrum offer fitness options a short transit or drive away, though a dedicated gym is not directly on the doorstep.
- Cycling7/10
Suburban roads provide decent cycling routes toward the city or nearby commercial hubs, though buyers should verify dedicated cycle lane connectivity.
- Golf6/10
Several south Dublin golf clubs are within a short drive, though none are immediately adjacent to the property.
- Fishing2/10
Inland suburban setting offers negligible opportunities for fishing enthusiasts nearby.
- Horse Riding3/10
Urban and suburban surroundings mean equestrian facilities are limited and require travel to the outer suburbs or countryside.
- Water Sports4/10
Access to coastal water sports is possible by heading toward nearby Dun Laoghaire or Blackrock via transport links.
- Entertaining8/10
The central courtyard with its glazed dome and the substantial rear garden offer wonderful spaces for hosting guests and outdoor gatherings.
Lifestyle
5 areas- Quiet Living9/10
Situated on a quiet, leafy road in Kilmacud, offering a peaceful residential atmosphere away from heavy traffic.
- Rural Living2/10
This is a solidly suburban Dublin location with dense neighborhood amenities, offering very little rural character.
- Village Living8/10
Centra, Spar, local chemists, greengrocers, cafes, and restaurants are all within a 10-minute walk, giving it a strong village feel.
- Coastal Living4/10
While the coast is accessible via transport links like the L25 bus to Blackrock, the immediate location is inland suburban.
- Urban Living7/10
Excellent connectivity via the Luas Green Line puts St Stephen's Green just 18 minutes away, balancing suburban quiet with urban access.
Social
6 areas- Community Involvement7/10
Established neighborhood with local schools, churches, and active community hubs fostering a strong local feel.
- Café Culture8/10
Local cafes and restaurants within a 10-minute walk, with Dundrum Town Centre also close by for expanded social dining.
- Nightlife5/10
Local pubs and restaurants provide neighborhood options, but serious nightlife requires heading into nearby Dublin city centre via the Luas.
- Health/Wellness groups7/10
Proximity to local community facilities, parks, and nearby wellness centers in Dundrum and Stillorgan supports active social wellness.
- Networking Opportunities8/10
Close proximity to the Sandyford Business District and rapid transit into the city centre offers strong professional networking potential.
- Tech-Hub Connectivity9/10
Extremely close to Sandyford Business District, a major tech and corporate hub easily reachable via the Luas Green Line.
Listing information
- Agent
- Lynam Auctioneers & Estate Agents
- Phone
- 01 296 5374
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-0C3066HouseDelve · 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.