58 Belfry Grove, Citywest, Dublin 24D24XK76
€350,000
3 Bed~2 Bath~97 m²~BER C1
What you'll like:
- West facing garden: The private rear garden features a desirable west-facing orientation, maximizing afternoon and evening sunlight for outdoor relaxation and entertaining.
- Quiet cul de sac: Situated on a peaceful residential cul-de-sac, minimizing through traffic and enhancing overall neighborhood tranquility for occupants.
- Walk to Luas: The property is located within comfortable walking distance of the Luas tram line, offering convenient and direct public transport commuting into Dublin city center.
- Shopping nearby: Citywest Shopping Centre is within walking distance, providing effortless access to everyday grocery stores, retail outlets, and essential local services.
- Generous floor area: Spanning approximately 97 square meters or over 1,000 square feet, this duplex provides noticeably larger living accommodation than standard apartments in the immediate area.
- Three double bedrooms: The upper level accommodates three double bedrooms rather than typical box rooms, ensuring excellent versatility for family living or home offices.
- Jack and Jill bathroom: Features a convenient Jack and Jill style bathroom setup upstairs, providing semi-ensuite accessibility directly from the main sleeping quarters.
- Downstairs guest WC: Includes a practical cloakroom and WC on the ground floor level, sparing guests and residents from having to use upstairs facilities.
- Fitted bedroom wardrobes: All bedrooms come equipped with built-in fitted wardrobes, saving the incoming buyer significant expense and effort on customized bedroom storage solutions.
- Gas fired heating: Fitted with a gas-fired central heating system, ensuring reliable and easily controllable warmth throughout the colder winter months.
- Double glazing installed: Full double glazing is fitted throughout the building envelope, contributing positively to internal heat retention and external noise reduction.
- Immaculate presentation: The home is presented in excellent condition throughout, allowing new owners to move in immediately without undertaking disruptive initial redecoration works.
- Ample parking provision: Benefits from very well maintained communal grounds alongside plentiful resident and visitor parking bays directly outside the property.
- Major roads access: The N7, N81, and M50 motorways are located just minutes away by car, facilitating rapid transit across Dublin and the wider national road network.
- Local amenities abundant: Nearby availability of local schools, community parks, and leisure facilities supports a convenient and family-friendly suburban lifestyle.
- Established development: Located within the highly popular Belfry development, known for its strong community feel and consistently steady residential demand over time.
- Alarm system fitted: An intruder alarm is already installed on the premises, offering an immediate baseline level of home security for future residents.
- Communal gardens maintained: The surrounding communal gardens are presented in a very well maintained state, enhancing the overall curb appeal without private upkeep burdens.
- Bright interior spaces: Large windows throughout the duplex ensure bright and airy living accommodation across both the ground floor lounge and upper bedrooms.
- Competitive asking price: At €350,000 for a spacious three-bedroom layout with a private garden, the property represents attractive value relative to comparable Dublin housing stock.
But keep in mind:
- C1 BER rating: The C1 energy rating indicates potential room for thermal efficiency improvements, and buyers should budget for future insulation or window upgrades to lower utility bills.
- Duplex management fees: As a duplex property within a managed development, annual service charges will apply, and buyers must verify the exact cost and included maintenance items.
- Management company scrutiny: Buyers should instruct their solicitor to thoroughly examine the management company accounts, sinking fund balances, and upcoming scheduled structural repairs.
- Communal parking rules: While ample parking is noted, prospective buyers with multiple vehicles should verify if parking space allocations or permit restrictions apply to residents.
- Shared building structure: Being a duplex implies shared structural walls and common roof spaces with neighboring units, meaning potential joint liability for external maintenance.
- Bin storage logistics: Buyers should check the designated arrangements for domestic waste and recycling bins to ensure convenient and secure refuse management on site.
- Public transport reliance: While the Luas is within walking distance, peak time tram capacity and commute durations to central hubs should be tested by prospective buyers.
- Noise from neighbors: Sharing party walls in a multi-level duplex development requires checking acoustic insulation levels to ensure privacy from adjacent households.
- Garden boundary checks: Legal representatives should confirm that the boundaries of the private west-facing garden match the title deeds precisely without encroachments.
- Gas boiler service history: Buyers should request recent service records for the gas-fired heating system to ensure the boiler is fully compliant and operating safely.
- Electrical safety audit: Given the current finish, a formal pre-purchase electrical inspection is recommended to verify that wiring and fuse boards meet modern standards.
- Couch and furniture sizing: The layout of the open lounge and kitchen/diner should be measured carefully to ensure existing large furniture pieces fit comfortably.
- Potential attic storage limits: Buyers planning to utilize roof space for storage should investigate attic access, structural load limits, and any insulation obstruction.
- Future local development: The surrounding suburban area continues to evolve, so buyers should check local planning registers for upcoming residential or commercial construction nearby.
- Water pressure checks: Prospective purchasers should run multiple taps and flush toilets during a viewing to confirm adequate water pressure throughout the two bathrooms.
- Ventilation and humidity: As with many modern duplexes, checking for adequate extractor ventilation in the kitchen and bathrooms is essential to prevent future condensation issues.
- Insurance costs: Multi-unit developments sometimes carry specific building insurance clauses, so buyers should obtain preliminary insurance quotes covering the duplex structure.
- Sinking fund adequacy: Verify whether the development's sinking fund is adequately funded to cover major long-term capital expenditures like roof or external painting works.
- Pet restrictions policy: Buyers with domestic pets should review the development management rules to ensure cats or dogs are permitted within the complex.
- Broadband speed availability: High-speed fiber broadband availability should be independently verified with telecommunication providers to ensure reliable remote working capabilities.
Price positioning
?
- The asking price appears modestly undervalued when benchmarked against recent transactions on the same street, suggesting potential buyer interest or an aggressive marketing strategy designed to stimulate competitive bidding among prospective purchasers.
- Signals pointing towards an under valuation include multiple comparable completions nearby achieving higher monetary figures over recent months, establishing a clear precedent that actual market clearing levels exceed this initial listing quote.
- Factors that could support such a competitive price point include immediate requirements for cosmetic modernization, internal layout constraints, or localized positioning within the broader estate that might deter premium valuations from cautious buyers.
- Additional market observations indicate strong overall neighborhood demand supported by convenient transport links and local retail amenities, implying that competitive interest could rapidly drive the final transaction amount past the initial asking threshold.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom duplex featuring a private west-facing garden, gas-fired heating, and double glazing throughout.
- A buyer should verify the management company fees and rules regarding the maintenance of communal areas and the private garden space for a duplex.
- It is advisable to check the sound insulation between adjoining units, which is a common consideration in duplex-style developments.
- Ensure that all appliances, the alarm system, and the gas-fired heating boiler have been recently serviced and meet current safety standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,600 euro
- Explanation: Based on a 97 m² floor area and a C1 BER rating, standard gas-fired central heating usage for this property size typically falls within this range under current energy prices, though usage habits will vary.
Pollution Safe
8/10Environmental situation to investigate
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
26 BELFRY GROVE, CITYWEST, DUBLIN 24
- Sale date
- Declared sale price
- €380,000.00
21 BELFRY GROVE, CITYWEST, DUBLIN 2 4
- Sale date
- Declared sale price
- €371,000.00
30 BELFRY GROVE, CITYWEST DUBLIN 24, DUBLIN
- Sale date
- Declared sale price
- €364,000.00
19 BELFRY GROVE, CITYWEST, SAGGART
- Sale date
- Declared sale price
- €225,000.00
15 BELFRY GROVE, CITYWEST, DUBLIN 24
- Sale date
- Declared sale price
- €215,000.00
Recent sales in the wider Citywest area
39 HORAN HALL, BELGARD SQ, TALLAGHT DUBLIN 24
- Sale date
- Declared sale price
- €380,000.00
15 CITYWEST VILLAGE GREEN SOUTH, CITYWEST VILLAGE, CITYWEST
- Sale date
- Declared sale price
- €535,000.00
7 ELDER HEATH DOWNS, KILTIPPER, DUBLIN 24
- Sale date
- Declared sale price
- €500,000.00
101 KILTLAWN ROAD, TALLAGHT, DUBLIN 24
- Sale date
- Declared sale price
- €333,000.00
1 CITYWEST AVENUE, CUIL DUIN, CITYWEST
- Sale date
- Declared sale price
- €550,000.00
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% of the purchase price (approx. 3,500 euro for a 350,000 euro property)
- Solicitor legal fees: roughly 1,500 to 2,500 euro plus outlay and VAT
- Land registration fees: approximately 130 to 700 euro depending on the registration type
- Property valuation fees: around 150 to 300 euro for mortgage valuation
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the survey
- Annual home insurance: roughly 400 to 800 euro depending on the policy and provider
Forum Talk
What people are saying about this area
- Residents in the Citywest area frequently discuss the convenience of the local LUAS red line for commuting into Dublin city centre.
- The proximity to Citywest Shopping Centre is often highlighted as a major positive for daily errands and local amenities.
- Community discussions often mention good access to the N7 and M50 road networks, though rush hour traffic is a common topic.
- Local forums frequently praise the family-friendly nature of developments like the Belfry, noting well-maintained communal spaces and parks.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three double bedrooms and a private west-facing garden, providing a safe outdoor space for young children, situated in a popular and well-served development.
- Teenagers7/10
With three double bedrooms and proximity to the LUAS and local amenities, teenagers will appreciate the independence and good transport links.
- Multi-generational Living4/10
As a 97 m² duplex with standard living arrangements, it lacks the single-level space or annex layout typically required for comfortable multi-generational living.
- Single Buyers8/10
An affordable three-bedroom layout offering plenty of space for home-working or guests, close to shopping centres and the LUAS.
- Couples9/10
Provides generous living accommodation over 1,000 sq ft, ideal for couples looking for room to grow, with excellent proximity to major road networks and public transit.
- Empty Nesters6/10
Offers manageable space, though as a duplex with stairs it may require careful consideration for long-term accessibility compared to a single-story home.
- Retirees5/10
While local amenities are within walking distance, the duplex layout involving stairs may not suit buyers looking to age in place effortlessly.
Work
3 areas- Remote Working8/10
With three bedrooms, there is ample flexibility to designate a quiet room as a dedicated home office for remote working.
- Hybrid Commuting9/10
Fantastic connectivity with the LUAS within walking distance and the N7, N81, and M50 just minutes away by car for hybrid commuters.
- Retired6/10
Convenient access to local shops and transport links, though stairs within the duplex style should be factored in for long-term comfort.
Practical
8 areas- Ageing in Place4/10
As a duplex with internal stairs and upper-floor bedrooms, it may present mobility challenges later in life compared to a single-level property.
- Low Maintenance8/10
Presented in immaculate condition throughout with double glazing and gas-fired heating, offering straightforward upkeep for busy owners.
- Secure Gated Entry3/10
The property relies on standard cul-de-sac positioning and an alarm system rather than a dedicated secure gated entry setup.
- Minimalist Design7/10
Bright and spacious rooms with clean layouts offer a strong foundation for contemporary, minimalist interior styling.
- Flexible Floor Plans7/10
Three double bedrooms and a separate lounge and kitchen/diner allow buyers to adapt rooms for sleeping, working, or hobby spaces.
- Heritage Home1/10
This is a modern residential development property rather than a traditional period or heritage home.
- Ecological Setup5/10
Features a BER rating of C1, meaning buyers might look into potential energy-efficiency upgrades to improve environmental performance.
- Outdoor areas7/10
Benefits from a private, west-facing rear garden as well as well-maintained communal green areas to the front.
Interests
9 areas- Gardening6/10
Features a private, west-facing garden offering decent potential for potted plants, landscaping, and outdoor cultivation.
- Walking7/10
Local parks and amenities are within walking distance, along with straightforward pedestrian access to local retail and transit links.
- Gym7/10
Proximity to local leisure facilities and commercial areas in Citywest supports a regular gym-going routine.
- Cycling6/10
The surrounding suburban road network allows for cycling, though cyclists should verify secure bike storage options within the communal areas.
- Golf5/10
While general recreational facilities are nearby, golfers may need to travel slightly further to reach regional golf courses.
- Fishing3/10
The location is heavily suburban and residential, requiring travel to find suitable inland fishing spots.
- Horse Riding3/10
Urban and suburban surroundings mean equestrian facilities are not immediately on the doorstep.
- Water Sports2/10
Inland location provides no immediate access to water sports facilities without significant travel.
- Entertaining8/10
A spacious kitchen/diner, separate lounge, and a private west-facing garden provide a great setup for hosting guests and outdoor dining.
Lifestyle
5 areas- Quiet Living8/10
The property is ideally located on a quiet cul-de-sac within the popular Belfry development, minimising through traffic and noise.
- Rural Living2/10
This is an urban/suburban development setting close to shopping centres and major commuter routes, far removed from rural isolation.
- Village Living5/10
Local shops and amenities are close by, offering a community feel, though it is part of a larger suburban expanse.
- Coastal Living1/10
The property is located inland in Citywest, Dublin 24, with no immediate proximity to the coast.
- Urban Living8/10
Excellent urban convenience with the LUAS, Citywest Shopping Centre, and major roads like the N7 and M50 easily accessible.
Social
6 areas- Community Involvement7/10
Located in an established, popular residential development with active local community infrastructure and schools nearby.
- Café Culture6/10
Access to local retail hubs like Citywest Shopping Centre provides options for casual dining and coffee spots.
- Nightlife4/10
The immediate area is primarily residential and quiet, meaning residents typically look toward larger nearby towns or the city centre for extensive nightlife.
- Health/Wellness groups7/10
Proximity to local leisure facilities and community networks makes joining wellness and pilates & stretching groups straightforward.
- Networking Opportunities6/10
Good transport links to business parks and tech hubs in West Dublin facilitate professional networking.
- Tech-Hub Connectivity8/10
Citywest is a prominent business and tech hub node, making this location exceptionally convenient for tech professionals.
Listing information
- Agent
- Byrne Malone Estate Agents
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-2C4B8AHouseDelve · 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.