54 The Paddock, Blackhorse Avenue, Dublin 7D07Y229
€625,000
3 Bed~3 Bath~88 m²~BER D1
What you'll like:
- Prime parkside location: Situated directly adjacent to the magnificent Phoenix Park, this home offers immediate access to vast green spaces, recreational facilities, and unmatched outdoor lifestyle amenities for all household members.
- Valuable garden room: The inclusion of a versatile insulated Shomera adds significant functional living space, making it exceptionally well suited for a dedicated home office, gym, or children playroom.
- Favorable south orientation: The fully walled rear garden benefits from a desirable south-facing aspect, maximizing natural sunlight throughout the day to create an inviting environment for outdoor dining and gardening.
- Convenient off-street parking: The provision of dedicated off-street parking directly at the front of the property ensures secure and hassle-free vehicle storage, eliminating typical urban street parking difficulties.
- Efficient commuter links: Residents enjoy outstanding transport connectivity with Ashtown Train Station and numerous regular Dublin Bus routes situated within comfortable walking distance, facilitating effortless daily commuting.
- Robust road accessibility: The nearby N3 and M50 road networks provide rapid motorist access to the broader Dublin region, national infrastructure corridors, and the airport for frequent travellers.
- Practical side entrance: A dedicated side entrance provides independent exterior access to the rear garden, enhancing the overall functionality for waste management, bicycle storage, and general maintenance tasks.
- Functional L-shaped kitchen: The expansive open-plan kitchen and dining area provides an excellent central hub for family life, featuring direct patio door access to seamlessly connect indoor and outdoor spaces.
- Generous primary ensuite: The spacious principal bedroom benefits from a private ensuite bathroom, offering a comfortable and self-contained private retreat away from the rest of the household.
- Established residential setting: Located within a well-regarded and mature housing development, buyers benefit from a stable neighborhood atmosphere that typically supports long-term property desirability and community appeal.
- Solid wood flooring: The entrance hall and principal reception rooms feature attractive French ash solid wood flooring, delivering a durable and premium aesthetic that enhances the interior character.
- Abundant natural light: Large windows and thoughtful interior layouts ensure the principal living room and bedrooms are filled with natural daylight, creating a bright and uplifting daily living environment.
- Dedicated storage additions: Practical understairs storage and a separate secure external storage room next to the Shomera ensure ample space for bulky household items, sports gear, and bicycles.
- Comprehensive appliance inclusion: The kitchen comes fully equipped with an integrated dishwasher, fridge-freezer, double oven, and ceramic hob, reducing immediate setup costs for the incoming purchaser.
- Family bathroom provision: A well-appointed first-floor family bathroom featuring a bathtub complements the three bedrooms, catering efficiently to the needs of children or visiting guests.
- Convenient guest cloakroom: The inclusion of a ground-floor guest WC directly off the entrance hallway adds essential everyday convenience and improves practicality for entertaining visitors.
- Established local amenities: The immediate vicinity offers an excellent selection of local shops, neighborhood cafés, and essential services, ensuring daily conveniences are always close at hand.
- Educational infrastructure: The surrounding catchment area is well served by a strong selection of established primary and secondary schools, making this an ideal long-term home for growing families.
- Gas-fired central heating: The property is equipped with a gas-fired central heating system, providing reliable and controllable warmth throughout the accommodation during colder winter months.
- Ready for occupation: The balanced three-bedroom layout and existing modern comforts present a turnkey opportunity for buyers looking to settle quickly without undertaking immediate structural alterations.
But keep in mind:
- Suboptimal energy rating: The property carries a relatively poor D1 BER rating, indicating that the building envelope is thermally inefficient and will likely require substantial insulation upgrades to improve comfort.
- Significant insulation costs: Upgrading the D1 energy performance to a modern standard will require considerable financial investment in wall insulation, window improvements, or upgraded heating controls.
- Modest floor area: With a total floor area of approximately 88 square meters, the primary house is relatively compact, meaning long-term space could feel limited for larger or growing families.
- Single bedroom limitations: The third bedroom is configured as a single room with restricted dimensions, which may limit its utility to a nursery, home office, or guest dressing room.
- Planning compliance verification: Buyers should verify that full local authority planning permission and building regulations approval were properly obtained for the construction of the Shomera garden room.
- Garden footprint reduction: The presence of the large Shomera garden room occupies a notable portion of the rear plot, which reduces the remaining open lawn area for traditional garden use.
- Potential heating capacity: The existing gas-fired central heating boiler should be professionally inspected to determine its age, remaining lifespan, and adequacy for heating both the main house and the garden room.
- Upstairs bathroom size: The first-floor family bathroom is relatively modest in dimension, which could restrict future layout flexibility or the installation of a separate walk-in shower enclosure.
- Traffic and parking congestion: Being located close to major commuter nodes and Phoenix Park may lead to local match-day or weekend parking congestion from visitors and park users.
- Urban flight paths: Prospective purchasers should investigate potential aircraft noise levels associated with the property's general location relative to Dublin Airport flight corridors.
- Electrical system review: Given the D1 energy rating and typical age profile of homes in this development, buyers should commission a thorough electrical survey to check wiring standards.
- Window and door seals: The double-glazed windows and exterior doors should be checked for thermal degradation, seal failure, or drafts that might contribute to the low energy performance score.
- Roof and attic inspection: The roof space and attic insulation levels require a detailed surveyor inspection to confirm adequate ventilation and compliance with current thermal building standards.
- Surface water drainage: Due to the walled south-facing garden and hard landscaping, buyers should verify that adequate surface water drainage is present to prevent localized pooling after heavy rain.
- Boundary wall condition: The structural integrity and ownership responsibilities of the fully walled rear garden perimeter should be formally verified during the legal conveyancing process.
- Ventilation and moisture: The enclosed porch and kitchen areas should be inspected for adequate ventilation to ensure there are no hidden issues with condensation or trapped household moisture.
- Plumbing fixture condition: Standard wear and tear on existing bathroom sanitary ware and kitchen plumbing connections should be checked to budget for potential near-term replacements.
- Fireplace safety check: The open fireplace in the living room requires professional flue testing and chimney clearance to ensure safe operation before lighting solid fuel fires.
- Storage room security: The external storage room adjacent to the garden office should be inspected for weather-tightness and security features to ensure safe storage of valuable bikes or equipment.
- Future retrofit disruption: Undertaking the necessary energy efficiency upgrades to transition this home away from its current D1 rating will cause inevitable dust, noise, and temporary disruption.
Price positioning
?
- The asking price appears modestly positioned given recent official transactions on the same estate that achieved marginally higher figures for comparable residential dwellings.
- Valuation signals are supported by the inclusion of a high quality insulated garden room and a desirable south facing aspect providing enhanced usable living space.
- Such a price could be supported by sustained buyer demand for prime locations adjacent to the Phoenix Park alongside excellent transport connectivity options.
- Factors that might undermine this valuation include the relatively modest energy rating of D1 which could necessitate future capital expenditure for efficiency upgrades.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached family home extending to approximately 88 sq.m. with an added Shomera garden room of c.11.4 sq.m. plus a separate storage room.
- Features gas-fired central heating, an open fire in the living room, and a fully walled South-facing rear garden with a side entrance.
- Given the D1 BER rating, a buyer should investigate the age and efficiency of the gas boiler, window glazing, and overall insulation levels.
- A buyer should verify whether planning permission or exempted development compliance was obtained for the detached Shomera garden room and separate storage structure in the rear garden.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D1 BER rating, which indicates that a deep retrofit would significantly improve energy efficiency.
- A comprehensive deep retrofit including external wall insulation, upgrading windows and doors, improving attic insulation, and upgrading the heating system to a renewable source such as a heat pump typically ranges from €30,000 to €50,000 depending on contractor pricing and grants available from SEAI.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 euro to 2,200 euro
- Explanation: Based on the D1 energy rating, a floor area of approximately 88 square metres, and the gas-fired central heating system, heating requirements will be moderate to high compared to modern energy-efficient homes.
Pollution Safe
8/10Environmental situation to investigate
- The location is primarily residential and sits directly adjacent to the expansive green spaces of Phoenix Park, placing it well away from major heavy industrial zones.
- Any uncertain historical industrial findings in the wider district are generally minimal, but buyers should verify local environmental records if concerned.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
14 THE PADDOCK, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €640,000.00
Recent sales in the wider Dublin 7 area
NO 25 ST BENEDICT GARDENS, NORTH CIRCULAR ROAD, DUBLIN 7
- Sale date
- Declared sale price
- €290,000.00
2 FINDLATER ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €375,000.00
41 OXMANTOWN RD, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €580,000.00
7 VIKING PLACE, STONEYBATTER, DUBLIN 7
- Sale date
- Declared sale price
- €480,000.00
75 SWILLY RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €475,000.00
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
54 THE PADDOCK, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €500,000.00
Buyer fees*
Associated expenses guide
- Solicitor legal fees: approximately 1,500 euro to 3,000 euro plus VAT and outlays
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type
- Property valuation fees: approximately 150 euro to 300 euro
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the level of detail required
- Annual home insurance: approximately 400 euro to 800 euro depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the fantastic proximity to Phoenix Park as a primary lifestyle benefit for the area.
- Community discussions often focus on excellent public transport connectivity, particularly the convenience of nearby Ashtown Train Station and local bus routes into the city centre.
- Local neighbourhood groups frequently mention the peaceful residential atmosphere while remaining close to essential amenities and local shops.
- Traffic management and peak-time commuting along connecting routes like the N3 and M50 are common topics of conversation among commuters in the broader Dublin 7 area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features three bedrooms, a fully walled south-facing rear garden, and an additional Shomera garden room ideal for a playroom, situated directly adjacent to Phoenix Park.
- Teenagers8/10
Three well-proportioned bedrooms and a separate garden room provide independent space for teenagers, while the proximity to Phoenix Park and local transport offers great independence.
- Multi-generational Living6/10
While the 88 sq.m. semi-detached layout and three bedrooms offer a functional footprint, multi-generational living might feel slightly constrained without extensive reconfiguration.
- Single Buyers8/10
Offers excellent space with a home office setup in the Shomera and great transport links via Ashtown Station and bus routes into the city centre.
- Couples9/10
Provides an ideal layout with a spacious living room, open-plan kitchen/dining area, and a separate garden room for remote working or hobbies.
- Empty Nesters7/10
Manageable floor area and low-maintenance outdoor spaces, though stairs between the ground and first floor should be considered for long-term ageing in place.
- Retirees6/10
The home offers manageable upkeep and a secure south-facing garden, but buyers should note the D1 BER rating and potential future energy efficiency upgrade needs.
Work
3 areas- Remote Working10/10
The property includes a detached, insulated Shomera garden room which is ideal for a dedicated home office setup.
- Hybrid Commuting9/10
Fantastic commuting potential with Ashtown Train Station and multiple Dublin bus routes nearby providing easy access to the city centre.
- Retired7/10
Convenient access to local amenities, parks, and healthcare services makes it a comfortable option for retirees.
Practical
8 areas- Ageing in Place6/10
The home offers single-level ground floor convenience, but stairs to the bedrooms and upper bathroom require consideration for long-term mobility.
- Low Maintenance7/10
Standard semi-detached layout with off-street parking and a manageable rear garden, though buyers should verify the D1 BER energy performance.
- Secure Gated Entry3/10
Features off-street parking and a fully walled rear garden, but does not feature a secure gated community entrance.
- Minimalist Design6/10
Traditional semi-detached layout with classic room definitions rather than open-plan ultra-minimalism.
- Flexible Floor Plans8/10
The inclusion of a separate insulated Shomera garden room and storage room adds fantastic functional flexibility to the property.
- Heritage Home3/10
A well-established modern residential development home rather than a period or heritage property.
- Ecological Setup4/10
Currently carries a D1 BER rating, suggesting a buyer should investigate energy efficiency upgrades to improve environmental performance.
- Outdoor areas9/10
Benefits from a fully walled south-facing rear garden, side entrance, off-street parking, and immediate access to Phoenix Park.
Interests
9 areas- Gardening7/10
Features a fully walled south-facing rear garden with plenty of sunlight, ideal for modest planting projects and outdoor landscaping.
- Walking10/10
Phoenix Park is quite literally on your doorstep, providing endless opportunities for extensive walking and outdoor recreation.
- Gym7/10
The Shomera garden room is ideally suited to be utilized as a private home gym or fitness studio.
- Cycling9/10
Phoenix Park offers world-class cycling paths, and the property includes a separate storage room ideal for keeping bikes secure.
- Golf7/10
Good access to nearby golf courses and clubs around the Phoenix Park and Dublin 7 catchment area.
- Fishing4/10
Limited direct fishing opportunities locally, though the River Liffey is within reach for enthusiasts willing to travel slightly further.
- Horse Riding6/10
Proximity to the equestrian facilities and stables located within Phoenix Park provides good convenience for horse riding fans.
- Water Sports3/10
Not positioned near major water sports hubs, requiring travel to coastal areas or specialized facilities for activities.
- Entertaining9/10
An open-plan kitchen/dining room with double doors opening directly to a sunny south-facing rear garden makes hosting effortless.
Lifestyle
5 areas- Quiet Living7/10
Situated in a well-established residential development near Phoenix Park, offering a relatively peaceful environment while remaining close to the city.
- Rural Living2/10
This is a suburban residential setting in Dublin 7 with close proximity to urban conveniences and major transport links.
- Village Living7/10
Proximity to local shops, cafés, and amenities gives the immediate area a welcoming, community-focused village feel.
- Coastal Living1/10
The property is located inland in Dublin 7, far from coastal areas.
- Urban Living8/10
Excellent urban convenience with numerous bus routes, Ashtown Train station, and easy access to the city centre and M50.
Social
6 areas- Community Involvement7/10
Located in a well-established residential community with active local groups and neighborhood associations.
- Café Culture8/10
The surrounding area is well served by an excellent selection of local shops, cafés, and social amenities.
- Nightlife6/10
While local options are more suburban and relaxed, quick transit links make accessing the city centre's nightlife straightforward.
- Health/Wellness groups8/10
Proximity to Phoenix Park and local community spaces supports outdoor wellness, pilates & stretching groups, and fitness activities.
- Networking Opportunities6/10
Primarily residential, though flexible remote-working infrastructure via the Shomera supports digital networking.
- Tech-Hub Connectivity8/10
Great connectivity to Dublin's major business districts and tech hubs via local rail and road networks.
Listing information
- Agent
- Sherry FitzGerald Castleknock
- Phone
- 01 820 1800
- Published on HouseDelve
- 5 October 2026
- Correction
- Report an issue
HD-066D0CHouseDelve · 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.