6 Beaver Row, Donnybrook, Dublin 4D04F8H0
€850,000
3 Bed~2 Bath~134 m²~BER B
What you'll like:
- Prime Dublin 4 Location: Situated in the highly sought-after Donnybrook area, providing excellent access to local amenities and prestigious neighborhoods.
- Walk to Herbert Park: Located right on the doorstep of Herbert Park, offering scenic walks, green spaces, and a popular local farmers market.
- Generous Floor Area: Extends to an impressive 134.2 square meters, providing surprisingly spacious accommodation compared to typical period terraces.
- Energy Efficient BER B: Features a high B energy rating, which should ensure lower heating costs and better insulation for the discerning purchaser.
- Comprehensive Recent Refurbishment: Fully renovated in 2013, meaning major structural and cosmetic upgrades have already been completed by the previous owners.
- Bright Open Plan Living: The living, dining, and kitchen area benefits from abundant natural light streaming through double doors that open to the garden.
- Modern Kitchen Fitted: Equipped with quality wooden countertops and a gas cooker, offering a stylish and functional space for everyday cooking.
- Convenient Utility Room: Includes a separate utility room off the kitchen, keeping noisy laundry appliances tucked away from the main living spaces.
- Ground Floor Bedrooms: Features three well-appointed bedrooms on the ground level, providing accessible accommodation options for various family needs.
- Flexible Attic Rooms: Includes two spacious attic rooms on the first floor, offering valuable extra versatile space for a home office or storage.
- Dual Bathroom Facilities: Benefits from both a ground floor shower room and an upstairs main bathroom featuring a separate bath and shower cubicle.
- Private Rear Garden: Boasts a private rear garden accessed via double doors, creating a quiet outdoor retreat for entertaining or relaxing outdoors.
- Strong Local Transport: Well served by regular bus routes directly into the city centre, making daily commuting straightforward without needing a car.
- Village Lifestyle Proximity: Just a short stroll from Donnybrook Village, putting a wide variety of cafes, restaurants, and bars within easy walking distance.
- Stable Asking Price: The asking price has remained firmly at €850,000 since tracking began, suggesting a firm vendor expectation without erratic price adjustments.
- Timber Flooring Feature: Long entrance hall features attractive timber flooring that sets a welcoming tone upon entry into the property.
- Good Room Proportions: Individual rooms feature practical dimensions, such as the main living and dining space measuring approximately 5.80m by 3.66m.
- Natural Light Focus: Large windows and double doors ensure the interior spaces feel airy and bright throughout the daylight hours.
- Charming Exterior Appeal: Combines period charm with modern interior updates, appealing directly to buyers looking for character combined with contemporary living.
- Established Residential Setting: Located in a settled community environment with immediate access to established neighborhood services and recreational facilities.
But keep in mind:
- Attic Room Planning Status: Buyers should verify whether the two spacious first-floor attic rooms have full planning permission and compliance for habitable use.
- Stagnant Price Tracking: The asking price has held steady at €850,000 with zero movement, which might indicate an inflexible seller or a lack of competitive bidding pressure.
- Limited Off-Street Parking: Check local parking restrictions and permit requirements carefully, as the listing does not mention a dedicated driveway or private garage.
- Floor Plan Disclaimer Risk: The agent explicitly notes that floor plans are approximate and for illustrative purposes, so buyers must commission independent professional measurements.
- Potential Insulation Gaps: While the BER rating is B, buyers should investigate the specific insulation details of the converted attic spaces during a structural survey.
- High Entry Price Point: At €850,000, this property sits at a significant price tier for a three-bedroom home, requiring thorough financial due diligence against local values.
- Upstairs Bathroom Access: The main bathroom with a bath and shower cubicle is located on the first floor, while three bedrooms are on the ground level.
- Gas Appliance Safety Check: Ensure a certified professional inspects the gas cooker and central heating system to verify compliance and safety prior to purchase closing.
- Garden Privacy Boundaries: Buyers should inspect the boundary walls and fences of the private rear garden to confirm clear ownership and maintenance responsibilities.
- Traffic and Noise Levels: Being close to Donnybrook Village and major bus routes may expose the property to higher ambient traffic noise during peak hours.
- Extension History Verification: Investigate the local planning registry to confirm that past renovations and the 2013 refurbishment secured all necessary local authority approvals.
- Storage Limitations: Despite extra attic rooms, built-in storage solutions appear minimal in the floor plan, potentially requiring custom cabinetry investments.
- Drainage and Plumbing Check: Have a drainage survey performed to inspect older pipework and sewer connections typical of properties in established Dublin 4 districts.
- Ventilation in Bathrooms: Check that both the ground floor shower room and first floor bathroom have adequate mechanical ventilation to prevent future damp issues.
- Roof Condition Assessment: Given the inclusion of attic conversions, a thorough roof inspection is essential to check for adequate flashing, leaks, and timber integrity.
- Future Expansion Limits: Due to the existing layout and garden size, opportunities for major future extensions might be strictly limited by planning guidelines.
- Utility Room Appliance Space: The separate utility room is relatively compact, meaning large modern washer and dryer stacks might require precise measurements.
- Window Glazing Standards: Verify the exact thermal and acoustic performance of the windows installed during the 2013 renovation to ensure optimal heat retention.
- Electrical System Capacity: Confirm that the electrical fuse board and wiring were fully upgraded during the 2013 renovation to handle modern electronic demands safely.
- Market Demand Volatility: Monitor broader Dublin 4 market trends closely to ensure the fixed asking price aligns with current buyer demand and transaction realities.
Price positioning
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- The asking price appears somewhat overvalued because the property is listed at €850,000 for a 134 square metre footprint in Donnybrook, which sits notably above average historical baseline figures recorded for immediate adjacent addresses on the same street.
- The valuation signals include a strong B energy rating and a comprehensive 2013 refurbishment that adds modern appeal, yet the significant absolute premium requested creates substantial ground for potential buyer resistance during active negotiations.
- Market support for this ambitious valuation relies heavily on continuing high demand for turnkey homes within prime Dublin 4 locations near Herbert Park, while factors that could undermine it include competition from alternative properties offering better space efficiency.
- The recorded pricing history shows a static asking price of €850,000 without reductions, indicating the seller is currently holding firm on their initial valuation strategy and testing the upper bounds of local buyer willingness.
Build Analysis
What we know from similar construction types
- The property has been fully refurbished and extended, featuring a large open-plan living, dining, and kitchen area with direct access to the rear garden.
- Accommodation includes three bedrooms and a shower room on the ground floor, plus two spacious attic rooms and a main bathroom on the first floor.
- A buyer should verify the planning permission and building compliance for the conversion of the attic spaces to ensure they meet current building regulations for habitable rooms.
- It is advisable to check the structural integrity of the roof and the adequacy of insulation during a pre-purchase survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,600 euro.
- Explanation: Given the floor area of 134.2 square meters and a relatively efficient B energy rating, the property should retain heat well, though actual costs will depend on occupant usage and energy prices.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
6/10Water overflow reports to follow up
- The property is located in close proximity to a major river corridor, placing it near mapped flood zones associated with the River Dodder.
- Severe flood extents mapped for low-probability events approach the immediate area, indicating potential exposure during extreme weather conditions.
- Prospective buyers should conduct further due diligence regarding local drainage capacity and historical overflow events in this specific pocket of Donnybrook.
The property is outside the mapped flood area. But the nearest mapped area is away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
5 BEAVER ROW, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €495,000.00
Recent sales in the wider Donnybrook area
7 THORNFIELD, STILLORGAN RD, DUBLIN 4
- Sale date
- Declared sale price
- €1,600,000.00
22 GRAND CANAL WHARF, SOUTH DOCK ST, DUBLIN 4
- Sale date
- Declared sale price
- €549,000.00
60 SHELBOURNE PARK, SOUTH LOTTS RD, DUBLIN 4
- Sale date
- Declared sale price
- €517,000.00
41 SERPENTINE AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,100,000.00
13 PEMBROKE COTTAGES, DONNYBROOK, DUBLIN 6
- Sale date
- Declared sale price
- €640,000.00
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
- Estimated stamp duty: €8,500 — 1% of €850,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,000 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 400 to 800 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Local residents frequently highlight the strong community feel and convenience of living within walking distance of Donnybrook Village.
- Discussions on neighbourhood forums often praise the proximity to Herbert Park, especially for its weekend farmers' market and recreational amenities.
- Commuter groups in the area regularly discuss bus route reliability and traffic flow towards the city centre during peak hours.
- Prospective buyers in the wider Dublin 4 area frequently note high demand and competitive interest for fully refurbished properties with strong energy ratings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms plus two attic rooms and a private rear garden, providing good space for young families. Proximity to Herbert Park is a significant advantage for children's outdoor activities.
- Teenagers7/10
The inclusion of two attic rooms offers flexible independent space or study areas that teenagers would appreciate, alongside proximity to Dublin 4 amenities and transport links.
- Multi-generational Living6/10
With accommodation spread across ground floor bedrooms and first-floor attic rooms, there is some separation of living spaces, though a single-bathroom setup on the upper floor and a shower room downstairs should be reviewed for layout suitability.
- Single Buyers7/10
Offers a fully refurbished, spacious home in a highly desirable Dublin 4 location near cafes and restaurants, making it attractive for single professionals seeking a vibrant urban fringe lifestyle.
- Couples8/10
An exceptional layout for couples looking for room to grow, offering open-plan living, dining, and kitchen areas flowing into a private rear garden, ideal for entertaining.
- Empty Nesters8/10
Low-maintenance fully refurbished interior with single-level bedroom options on the ground floor makes this appealing for downsizers who still want generous square footage.
- Retirees7/10
Ground floor bedrooms and shower room facilitate easier access, though buyers should verify staircase access to the two attic rooms if intended for regular daily use.
Work
3 areas- Remote Working8/10
The inclusion of two separate attic rooms provides ideal designated spaces for home offices or remote working setups.
- Hybrid Commuting9/10
The area is well served by regular bus routes to the city centre, making hybrid commuting highly convenient.
- Retired8/10
Ground-floor bedrooms and local village amenities support a comfortable retirement lifestyle with essential services nearby.
Practical
8 areas- Ageing in Place7/10
Ground-floor bedrooms and a downstairs shower room facilitate accessible living, though upper-level attic rooms involve stairs.
- Low Maintenance8/10
Fully renovated in 2013 with a B energy rating, reducing near-term maintenance requirements for the buyer.
- Secure Gated Entry3/10
Standard urban residential setup without gated community features; buyers should verify home security provisions.
- Minimalist Design7/10
Modern open-plan kitchen, dining, and living areas lend themselves well to clean, contemporary interior styling.
- Flexible Floor Plans9/10
Offering three ground-floor bedrooms alongside two spacious attic rooms and a separate utility room, the floor plan provides high versatility.
- Heritage Home3/10
The property has been fully refurbished to a modern standard rather than retaining traditional period features.
- Ecological Setup8/10
Achieves a strong B energy rating, indicating good thermal efficiency and lower carbon output compared to older unrated stock.
- Outdoor areas7/10
Features a private rear garden accessed via double doors from the main living area, complemented by immediate proximity to Herbert Park.
Interests
9 areas- Gardening5/10
Features a private rear garden that offers a manageable outdoor space for potted plants, landscaping, or relaxation without heavy maintenance.
- Walking9/10
Herbert Park is right on the doorstep, offering exceptional scenic walking routes and a local farmers market.
- Gym7/10
Proximity to Donnybrook and surrounding Dublin 4 areas provides good access to local fitness centres and wellness facilities.
- Cycling8/10
Flat terrain and established arterial routes into the city centre and surrounding neighborhoods make cycling a viable transport and recreation option.
- Golf6/10
Several established golf clubs in south Dublin are reachable within a reasonable drive or via transport links.
- Fishing2/10
Limited direct opportunities for fishing in this heavily built-up urban neighborhood.
- Horse Riding2/10
Equestrian facilities are scarce in the immediate urban surroundings of Dublin 4.
- Water Sports4/10
Proximity to Dublin Bay provides eventual access to coastal water sports, though travel is required.
- Entertaining9/10
The bright open-plan living, dining, and kitchen area with double doors leading to a private rear garden is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in a popular Dublin 4 residential area close to Donnybrook Village and transport routes, offering a generally settled neighbourhood feel despite its urban proximity.
- Rural Living1/10
This is a firmly urban/suburban setting in Dublin 4 with high-density surroundings and immediate city access.
- Village Living9/10
The home is located within a short stroll of Donnybrook Village, providing immediate access to local cafes, restaurants, bars, and community amenities.
- Coastal Living3/10
While Dublin's coastal amenities are accessible via transport links, the immediate location is inland along the Dodder corridor.
- Urban Living9/10
Situated in prime Dublin 4 with regular bus routes to the city centre and walkability to local commercial hubs.
Social
6 areas- Community Involvement7/10
Proximity to Herbert Park and Donnybrook Village fosters a strong sense of local community engagement.
- Café Culture9/10
Donnybrook Village offers an abundance of local cafes, restaurants, and social spots within a short stroll.
- Nightlife7/10
Local bars and restaurants provide immediate evening options, with easy access to the wider nightlife of Dublin city centre.
- Health/Wellness groups8/10
Access to local parks, fitness clubs, and community initiatives supports participation in pilates & stretching and general health groups.
- Networking Opportunities8/10
Dublin 4 is a premier professional district offering strong networking potential through its local commercial and social venues.
- Tech-Hub Connectivity8/10
Excellent digital infrastructure potential and close proximity to Dublin's major commercial and tech hubs.
Listing information
- Agent
- Lynam Auctioneers & Estate Agents
- Phone
- 01 296 5374
- Current status
- active
- Published on HouseDelve
- 12 November 2026
- Correction
- Report an issue
HD-1A9009HouseDelve · 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.