5 Glendoher Close, Rathfarnham, Dublin 16D16H2W0
€785,000
3 Bed~2 Bath~134 m²~BER D1
What you'll like:
- Spacious floor area: The property extends to approximately 134 square meters, offering well-proportioned rooms that provide comfortable space for growing family living.
- Fully fitted Shomera: A detached insulated structure measuring 11.43 square meters with a kitchenette provides a fantastic ready-to-use home office or studio space.
- South-east aspect garden: The rear garden enjoys favorable orientation, capturing wonderful natural light throughout the day to brighten interior and exterior living areas.
- Open-plan living space: The large combined living and dining area connects smoothly with the modern kitchen, creating an ideal layout for daily family gatherings.
- Three double bedrooms: Upstairs accommodation features three generously sized double rooms, ensuring adequate personal space without small box bedrooms.
- Excellent school proximity: The neighborhood is surrounded by highly regarded primary and secondary schools, making it exceptionally convenient for families with children.
- Established residential setting: Located within a mature and highly sought-after development in Rathfarnham known for its peaceful and settled neighborhood character.
- Proximity to Marlay Park: Residents can easily walk or drive to nearby Marlay Park, offering extensive recreational amenities, walking trails, and weekend markets.
- Mountain access nearby: The Dublin Mountains are readily accessible from the location, providing wonderful opportunities for hiking, cycling, and outdoor weekend pursuits.
- Convenient transport links: Several Dublin Bus routes operate nearby, offering reliable and straightforward public transport connections directly into Dublin City Centre.
- M50 motorway access: The nearby M50 interchange provides efficient connectivity to Dublin Airport and the wider national road network for commuting motorists.
- Modern integrated kitchen: The contemporary kitchen comes fully integrated with modern appliances, reducing the immediate need for costly updates upon moving in.
- Utility room inclusion: A dedicated laundry and utility space helps keep everyday household chores organized and separate from the primary living zones.
- Ground floor guest toilet: The inclusion of a convenient downstairs guest W.C. adds everyday practicality for visiting guests and family members alike.
- Potential to extend: The generous overall site and side garden offer considerable scope for future property expansion, subject to obtaining planning permission.
- Remaining garage space: Part of the original garage remains for useful household storage while presenting options for future conversion into habitable space.
- Presented in good condition: The residence is presented in excellent decorative condition throughout, allowing new owners to move in with minimal initial hassle.
- Abundant natural light: Large windows throughout the home maximize daylight penetration, creating a bright and welcoming atmosphere across both levels.
- Local retail convenience: A great selection of local shops, cafés, and everyday services are situated close by in Rathfarnham, Terenure, and Dundrum.
- Family-oriented community: The immediate neighborhood is exceptionally popular with families, fostering a secure and community-focused environment for residents.
But keep in mind:
- Poor energy rating: The property holds a D1 BER rating, which indicates subpar energy efficiency and suggests that substantial upgrades will be needed.
- High heating costs risk: Due to the D1 energy rating, buyers should budget for higher utility bills and potential insulation enhancements to improve comfort.
- Planning permission verification: Buyers must verify whether proper planning permission and building regulations compliance were obtained for the garage conversion and Shomera.
- Upgrading heating systems: The existing heating setup may require a complete overhaul or modernization to meet contemporary energy performance and environmental standards.
- Window efficiency check: Single or older double-glazed windows may be present given the D1 rating, requiring inspection to check for drafts and heat loss.
- Roof insulation review: Prospective purchasers should commission a thorough surveyor inspection of attic and roof space insulation levels to address the low BER.
- Potential rewiring needs: Older electrical systems in mature houses of this vintage should be professionally tested to ensure modern safety compliance and capacity.
- Plumbing condition check: The existing plumbing and boiler infrastructure should be carefully examined by a specialist to assess remaining lifespan and efficiency.
- Future renovation expenses: Upgrading the property from a D1 energy rating to a modern sustainable standard will require significant capital investment beyond the purchase price.
- Boundary line verification: Buyers should ensure their legal representative confirms the exact boundaries of the side garden and shared or adjacent access points.
- Traffic congestion peaks: Local feeder roads toward the M50 and city center can experience heavy traffic congestion during peak morning and evening commuting hours.
- Parking capacity limits: Off-street parking arrangements should be checked to ensure adequate space for multiple vehicles associated with a growing family household.
- Surface water drainage: Inspect the south-east-facing garden during wet weather to ensure adequate surface water drainage and prevent potential pooling issues.
- Extension cost estimates: Buyers hoping to extend further should consult an architect to understand current construction costs and local planning constraints.
- Shomera utility compliance: Verify that the electricity and plumbing connections in the detached Shomera meet all local municipal building codes and standards.
- General wear and tear: Although presented well, a comprehensive structural survey should be conducted to uncover any hidden maintenance issues typical of mature homes.
- Local zoning developments: Buyers should check local authority development plans to ensure no major high-density construction projects are planned nearby.
- Sound insulation checks: Semi-detached construction means buyers should test acoustic privacy levels between neighboring properties to ensure adequate soundproofing.
- Ventilation and dampness: Inspect bathrooms and utility spaces for adequate ventilation to confirm there are no underlying condensation or dampness concerns.
- Asking price reflection: Purchasers should carefully evaluate whether the asking price adequately reflects the capital expenditure required to modernize the D1-rated dwelling.
Price positioning
?
- The asking price appears somewhat overvalued relative to historical transactions on the same street, reflecting higher expectations driven by recent property improvements and general market appreciation in the surrounding suburban area.
- Upward valuation signals stem from the inclusion of a fully insulated detached Shomera, generous overall square footage, and a favourable south-east-facing rear garden which enhance the functional space considerably.
- Support for such a price relies on strong buyer demand for well-maintained family homes near reputable local schools and amenities, whereas potential overpricing risks could be undermined by the property's D1 energy rating requiring future retrofit investment.
- Additional relevant factors include the potential to further extend the remaining garage area subject to planning permission, offering additional scope for future value creation in an established residential neighbourhood.
Build Analysis
What we know from similar construction types
- The property is a semi-detached residence extending to approximately 134 sqm featuring a partial garage conversion and a detached Shomera/granny flat measuring roughly 11.43 sqm in the rear garden.
- Buyers should investigate the planning history and building regulation compliance for the garage conversion, utility room, guest W.C., and the Shomera to ensure all necessary permissions and certifications were obtained.
- Given the D1 BER rating, the home likely relies on older insulation standards and heating systems, which should be inspected for thermal efficiency and potential dampness.
- The listing notes further potential to extend subject to planning permission, meaning a buyer should verify structural boundaries and local planning precedents for any future development.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: EUR 35,000 to EUR 55,000.
- Reasoning: The property has a D1 BER rating, indicating suboptimal thermal performance. Bringing the energy rating up to a modern standard would likely require external or internal wall insulation, upgraded windows and external doors, roof insulation, and potentially upgrading the heating system to a heat pump or high-efficiency boiler.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 euro to 2,400 euro.
- Explanation: Given the floor area of 134 square meters and a BER rating of D1, the property has a moderate to high energy requirement compared to modern builds, meaning heating costs will be higher until energy efficiency upgrades are carried out.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established suburban residential area well removed from heavy industrial zones, major waste facilities, or active landfills.
- Any historical or localized environmental concerns are typical of suburban Dublin and should be verified through standard environmental searches if deemed necessary.
Flood Safe
8/10Water overflow reports to follow up
- The general Rathfarnham area is elevated relative to major coastal flood zones, though buyers should verify local drainage and surface water patterns with local authorities.
- Proximity to regional streams or rivers means purchasers should consult official flood risk maps to confirm specific site vulnerabilities.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
28 GLENDOHER CLOSE, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €675,000.00
21A GLENDOHER CLOSE, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €755,000.00
Recent sales in the wider Rathfarnham area
20 WHITECHURCH HILL, BALLYBODEN, DUBLIN 16
- Sale date
- Declared sale price
- €501,000.00
5 ELKWOOD, BALLYROAN, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €760,000.00
APT 54 - HANDLE HOUSE, LORETO ABBEY, RATHFARNHAM
- Sale date
- Declared sale price
- €495,000.00
8 THE WOODLANDS, CASTLESIDE DR, RATHFARNHAM DUBLIN 14
- Sale date
- Declared sale price
- €495,000.00
70 BEAUFORT DOWNS, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €710,000.00
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
5 GLENDOHER CLOSE, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €555,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent on the first one million euro of the purchase price, amounting to around 7,850 euro for this property.
- Solicitor legal fees: generally ranging from 1,500 euro to 3,000 euro plus VAT and outlay expenses.
- Land registration fees: approximately 600 euro to 800 euro for property registration and mapping.
- Property valuation fees: typically between 150 euro and 300 euro depending on the valuer.
- Surveyor fees: generally between 400 euro and 800 euro for a structural survey on a property of this size.
- Annual home insurance: estimated between 400 euro and 700 euro per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents in the Rathfarnham and Ballyboden areas frequently discuss the convenience of local parks such as Marlay Park and St. Enda's Park for family recreation.
- Local community forums highlight strong demand for established residential estates like Glendoher due to their proximity to highly regarded primary and secondary schools.
- Commuters in the Dublin 16 area frequently share updates regarding peak-hour traffic conditions on local routes connecting to the M50 motorway and Dublin Bus services into the city centre.
- Neighbourhood discussions often focus on home improvement projects, garage conversions, and garden structures given the mature layout of properties in the locality.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features three well-proportioned bedrooms, a wonderful south-east-facing rear garden, and is located in a mature, established residential development near highly regarded schools like St. Mary's Boys National School and Ballyroan Boys National School.
- Teenagers8/10
With three double bedrooms, generous living spaces, and an additional insulated Shomera in the garden suitable for a study or hobby space, this home accommodates growing families well.
- Multi-generational Living8/10
The inclusion of a fully fitted, insulated Shomera/granny flat with electric heating and a kitchenette provides excellent independent space for extended family members.
- Single Buyers6/10
The spacious 134 sqm semi-detached home offers great room to grow, though single buyers might find the scale and maintenance of a larger family home and garden more than necessary.
- Couples8/10
Couples looking for extra space for home offices, entertaining, or future-proofing will appreciate the open-plan living and dining area and separate Shomera.
- Empty Nesters7/10
The property offers comfortable single-level-friendly spaces on the ground floor and a mature setting, though stairs to the three double bedrooms remain.
- Retirees6/10
While located in a peaceful, established neighborhood close to local amenities, the two-story layout may require eventual adaptation for aging in place.
Work
3 areas- Remote Working9/10
The fully insulated Shomera with electric heating and a window provides a brilliant, separate detached home office away from the main house.
- Hybrid Commuting8/10
Benefiting from nearby Dublin Bus routes to the city centre and easy access to the M50 motorway for wider commuting.
- Retired7/10
A quiet and established neighborhood with local amenities close at hand, well-suited for a relaxed retirement lifestyle.
Practical
8 areas- Ageing in Place6/10
The home has ground-floor living spaces and a useful utility room, though the bedrooms and main bathroom are located upstairs.
- Low Maintenance7/10
Presented in excellent condition throughout with modern integrated fixtures, though general upkeep of a semi-detached house and garden applies.
- Secure Gated Entry3/10
The property is an open semi-detached residence without a secure gated community entrance.
- Minimalist Design5/10
Traditional semi-detached layout featuring well-proportioned rooms rather than stark minimalist architecture.
- Flexible Floor Plans9/10
Includes an open-plan living and dining area, remaining garage storage with potential to extend (subject to planning permission), and a separate 11.43 sqm Shomera.
- Heritage Home4/10
Located in a mature 20th-century residential development rather than a protected historical period home.
- Ecological Setup5/10
Carries a D1 BER rating, suggesting that buyers should investigate or verify potential energy efficiency upgrades.
- Outdoor areas9/10
Features a wonderful south-east-facing rear garden with excellent natural light, ideal for relaxation, play, and outdoor dining.
Interests
9 areas- Gardening8/10
Features a wonderful south-east-facing rear garden with great natural light, offering an ideal blank canvas for enthusiastic gardeners.
- Walking9/10
Marley Park, St. Enda's Park, and Rathfarnham Castle are all within easy reach, alongside accessibility to the Dublin Mountains.
- Gym7/10
The separate Shomera on the property is ideal for use as a home gym or fitness studio.
- Cycling7/10
The location provides good access to local roads and nearby parks, with the Dublin Mountains offering challenging cycling routes.
- Golf7/10
Several golf clubs and recreational facilities are situated within the broader Rathfarnham and South Dublin area.
- Fishing3/10
Limited immediate freshwater fishing opportunities directly in the suburban neighborhood, though regional rivers and reservoirs are accessible by car.
- Horse Riding5/10
Proximity to the Dublin Mountains provides access to equestrian trails and stables in the wider foothills region.
- Water Sports3/10
Inland location means water sports require travel toward Dublin Bay or local reservoirs.
- Entertaining9/10
An impressive open-plan living and dining area connected to a modern integrated kitchen, complemented by a sunny south-east-facing rear garden, makes this home fantastic for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in the mature and well-established residential development of Glendoher off Ballyboden Road, offering a peaceful suburban atmosphere.
- Rural Living3/10
This is a suburban residential setting in Dublin 16 rather than a rural environment, though proximity to the Dublin Mountains offers a countryside feel nearby.
- Village Living7/10
Close proximity to local shops and everyday services, with nearby Rathfarnham and Terenure villages offering a strong community feel.
- Coastal Living2/10
The property is located inland in South Dublin, far from coastal amenities.
- Urban Living6/10
Well served by Dublin Bus routes providing convenient access to Dublin City Centre, balancing suburban calm with urban connectivity.
Social
6 areas- Community Involvement8/10
Glendoher is a mature, tight-knit residential community with active local associations and neighborhood amenities.
- Café Culture7/10
Good selection of local shops and cafés close by, with Rathfarnham, Terenure, and Dundrum offering extensive dining and café options.
- Nightlife5/10
Primarily a residential suburb; evening entertainment and nightlife are better accessed by traveling into nearby village centers or Dublin City Centre.
- Health/Wellness groups7/10
Proximity to parks, local community centers, and the separate Shomera structure supports a healthy, wellness-oriented lifestyle.
- Networking Opportunities6/10
Primarily residential, meaning professional networking requires travel to designated business hubs or the city centre.
- Tech-Hub Connectivity6/10
Reasonable transport links to Dublin's major employment and tech centers via the M50 and bus routes.
Listing information
- Agent
- Clare Connolly Estate Agents
- Phone
- 01 216 4724
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-E2E582HouseDelve · 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.