60 Ballyfermot Avenue, Ballyfermot, Dublin 10D10K258
€295,000
2 Bed~1 Bath~61 m²~BER D
What you'll like:
- Affordable entry pricing: Priced at under three hundred thousand euros, this terraced house provides an exceptionally accessible stepping stone for first-time buyers entering the capital's competitive property market.
- Pristine internal presentation: The residence has been exceptionally well maintained and finished to a high standard, allowing new owners to move straight in without undertaking immediate cosmetic repairs.
- Modern electrical system: The dwelling benefits from a complete rewiring and the installation of a brand-new fuseboard, significantly reducing short-term safety risks and costly electrical upgrade requirements.
- Smart heating control: Gas-fired central heating is managed via a Climote smart control system, offering efficient remote temperature management and helping future occupants optimize their domestic energy consumption.
- Enhanced water pressure: A dedicated booster pump has been installed on the water supply, ensuring strong and reliable flow rates throughout both the kitchen and the bathroom fixtures.
- Impressive rear garden: The generously proportioned back garden features careful landscaping, providing a wonderful private outdoor sanctuary for relaxing, gardening, or hosting gatherings during warmer weather months.
- Quality outdoor paving: The garden includes a stylish Indian sandstone patio area, creating a durable and visually appealing extension of the indoor living space for outdoor dining.
- Useful garden storage: A practical storage shed sits at the rear of the property, offering secure accommodation for bicycles, tools, and general outdoor equipment to keep the main living spaces clutter-free.
- Seamless garden connection: Double doors lead directly from the interior living spaces out onto the patio, establishing a fantastic indoor-outdoor flow that is especially convenient for family life.
- Functional layout: Comprising two bedrooms, one bathroom, and a bright kitchen-dining area spread across sixty-one square meters, the floor plan is efficiently designed for compact and comfortable living.
- Convenient local amenities: Situated within easy reach of Ballyfermot Village, residents enjoy effortless access to a wide selection of local shops, essential services, everyday conveniences, and cozy cafés.
- Strong transport connectivity: Excellent public transport links are nearby, providing fast and regular connections directly into Dublin City Centre and the surrounding metropolitan business districts.
- Major roadway access: Motorists will appreciate the close proximity to both the M50 motorway and the N4, facilitating straightforward commuting across the wider region and to the national road network.
- Educational facilities close by: A variety of local primary and secondary schools are positioned within the immediate vicinity, making the location particularly practical for growing households with children.
- Recreational options: Local parks, sports facilities, and community amenities are plentiful in the surrounding neighborhood, supporting an active and healthy lifestyle for all occupants.
- Downsizing appeal: The manageable footprint and low-maintenance layout make the property an attractive option for older individuals or couples looking to downsize to a simpler lifestyle.
- Investor potential: Given the high demand for rental accommodation in Dublin and the turnkey condition, the property represents a straightforward buy-to-let opportunity with minimal initial capital expenditure.
- Energy management features: The combination of gas central heating and modern smart controls helps mitigate utility costs compared to older, unmanaged heating systems found in similar vintage homes.
- Turnkey readiness: Because the home has been so carefully maintained, buyers can avoid the stress, delays, and inflation risks associated with managing extensive renovation projects.
- Established neighbourhood: Located on a recognized residential avenue, the property benefits from a settled community atmosphere with well-established local infrastructure and services already in place.
But keep in mind:
- Sub-optimal energy rating: Holding a D rating on its building energy certificate, the house is less energy-efficient and will likely require insulation or window upgrades to lower future heating bills.
- Compact floor area: Measuring approximately sixty-one square meters, the internal footprint is relatively modest, which may feel restrictive for growing families or those requiring abundant storage space.
- Single bathroom constraint: Having only one shared family bathroom for the two bedrooms could create morning congestion and operational bottlenecks for busy households or visiting guests.
- Terraced parking limitations: As a terraced house on an established avenue, dedicated off-street parking may not be available, requiring residents to rely on curbside parking arrangements.
- Future retrofit expenses: Achieving a higher energy rating will require capital investment in external wall insulation, upgraded glazing, or renewable heating technologies over time.
- Potential boundary verification: Buyers should verify the exact legal boundaries of the exceptionally large rear garden with their solicitor to ensure no encroachments or shared access discrepancies exist.
- Drainage and runoff check: Given the extensive patio installation in the rear garden, purchasers should inspect surface water drainage systems to prevent potential pooling near the foundations.
- Upstairs ceiling heights: Older terraced housing styles in the area sometimes feature lower ceiling heights upstairs, which might impact the perceived spaciousness of the bedrooms.
- Ventilation inspection: Buyers should check the property for adequate bathroom and kitchen ventilation to ensure that pristine cosmetic surfaces are not masking underlying moisture retention issues.
- Plumbing system age: While a booster pump improves pressure, the underlying distribution pipework should be thoroughly inspected by a surveyor to confirm its long-term condition and integrity.
- Roof and attic inspection: The condition of the roof timbers, felt, and attic insulation should be independently surveyed to ensure no hidden structural timber decay or heat loss issues exist.
- Party wall considerations: Being part of a terraced row, buyers should investigate potential noise transmission through shared walls and clarify maintenance responsibilities with adjacent neighbors.
- Local traffic patterns: Proximity to main arterial routes and the village center could bring heightened traffic volumes and associated noise during peak morning and evening commuting hours.
- Extension restrictions: The size of the rear garden offers extension potential, but buyers should consult local planning guidelines to understand permissible development limits and constraints.
- Insurance cost factors: Older structural types with D energy ratings can occasionally attract higher property insurance premiums, which buyers should factor into their ongoing ownership budget.
- Window and door seals: The thermal efficiency of the current doors and double-glazed windows should be checked for drafts, seal degradation, or condensation issues during the survey.
- Ventilation and damp check: Due to modern interior finishes applied during maintenance, a thorough damp meter assessment should be conducted to rule out hidden moisture behind fitted units.
- Storage constraints: Aside from the garden shed, internal built-in storage is somewhat limited, meaning buyers may need to purchase freestanding wardrobes or cupboards for their belongings.
- Future electrical capacity: While the fuseboard is new, buyers should confirm that the total circuit capacity is sufficient to support modern high-draw appliances like induction hobs or vehicle chargers.
- Resale market liquidity: While affordable, two-bedroom terraced properties in D ratings can experience variable market liquidity depending on broader mortgage interest rate fluctuations and buyer demand.
Price positioning
?
- The asking price appears somewhat undervalued when compared directly against recent transactions for similar residential properties located nearby, creating an attractive entry point for potential buyers looking in this established suburban neighbourhood.
- The primary signal pointing towards an under-valuation is the noticeable gap between the quoted figure and recent achieved prices on the immediate street, though smaller floor area metrics may partially account for this variance.
- Such a competitive quoting strategy could easily be supported by strong underlying demand for starter homes, but it might also undermine initial expectations if it triggers intense competitive bidding drives among multiple interested parties.
- Additional factors influencing this positioning include the property's pristine interior condition, modern upgrades such as rewiring, and a highly maintained garden space which collectively enhance its overall market appeal.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom terraced home with a floor area of approximately 61 square metres, reflecting a compact layout typical of older suburban housing stock in the area.
- The listing notes that the property has been fully rewired, features a new fuseboard, and includes gas-fired central heating with Climote smart controls alongside a water booster pump.
- Given the D BER rating and the age profile typical of this location, a buyer should investigate the standard of wall insulation, attic insulation, and window glazing to determine thermal efficiency.
- Any historical alterations, extensions, or structural changes should be verified by a surveyor for local planning and building regulation compliance.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that the building envelope and heating systems fall below modern energy efficiency standards.
- A comprehensive deep retrofit to bring the home to a modern B2 or A rating would typically cost between 30,000 and 50,000 euros, depending on the extent of external wall insulation, window replacements, attic insulation, and potential heat pump installation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,200 to €1,600.
- Explanation: Given the 61 m² floor area and a D BER rating, the energy efficiency is moderate, meaning heating and energy consumption may be higher compared to more modern, higher-rated homes, though the gas-fired central heating system with smart controls helps manage usage.
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
51 BALLYFERMOT AVENUE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €319,000.00
2 BALLYFERMOT AVE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €369,000.00
29 BALLYFERMOT AVE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €394,000.00
38 BALLYFERMOT AVE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €330,000.00
91 BALLYFERMOT AVE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €300,000.00
Recent sales in the wider Ballyfermot area
28 O MOORE RD, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €280,000.00
94 LANDEN RD, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €410,500.00
53 DRUMFINN AVE, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €417,000.00
93 BALLYFERMOT DR, DUBLIN 10, DUBLIN
- Sale date
- Declared sale price
- €350,000.00
80 CEDAR BROOK WALK, CHERRY ORCHARD, DUBLIN 10
- Sale date
- Declared sale price
- €335,000.00
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 €2,950 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: Around €1,500 to €2,500 plus outlay and VAT.
- Land registration fees: Approximately €175 to €700 depending on the application type.
- Property valuation fees: Roughly €150 to €300 for mortgage purposes.
- Surveyor fees: Between €400 and €800 depending on the level of detail required.
- Annual home insurance: Approximately €400 to €800 depending on the level of cover.
Forum Talk
What people are saying about this area
- Local residents frequently highlight the strong sense of community and the convenience of having Ballyfermot Village amenities within easy walking distance.
- Traffic management and peak-hour commuting times toward Dublin City Centre are regular topics of discussion among local motorists.
- The area's proximity to various local parks and sports facilities is often praised by families and residents interested in outdoor activities.
- Public transport connectivity, including bus services linking the neighborhood to the city center, receives consistent attention in community forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features two bedrooms and a wonderful private rear garden, making it a viable option for a young family starting out, though space is somewhat compact at 61 square metres.
- Teenagers4/10
With only 61 square metres of internal living space and two bedrooms, accommodating teenagers long-term might prove challenging due to limited personal space.
- Multi-generational Living2/10
A two-bedroom terraced house of 61 square metres lacks the layout and square footage required to comfortably support multi-generational living arrangements.
- Single Buyers9/10
Presented in pristine condition with two bedrooms, this home offers an ideal, manageable setup for a single buyer looking to step onto the property market.
- Couples9/10
The property provides an excellent layout for a couple, offering a comfortable sitting room, fully fitted kitchen, and a fantastic rear garden for outdoor relaxation.
- Empty Nesters7/10
The manageable two-bedroom size and low-maintenance indoor condition make it a practical option for those looking to downsize, though stairs are present.
- Retirees6/10
While the home is well-maintained and easy to manage, retirees should consider that both bedrooms and the main bathroom are located upstairs.
Work
3 areas- Remote Working6/10
With two bedrooms, one can easily be adapted as a home office, though buyers should verify broadband speeds for remote work reliability.
- Hybrid Commuting8/10
The property benefits from excellent transport links to Dublin City Centre and easy access to the M50 and N4, making hybrid commuting convenient.
- Retired7/10
Proximity to local village amenities and healthcare services makes daily life straightforward for retirees, provided stairs are not an issue.
Practical
8 areas- Ageing in Place5/10
While the property is low maintenance and in pristine condition, the presence of an upstairs bathroom and bedrooms presents challenges for long-term ageing in place without modifications.
- Low Maintenance9/10
Presented in pristine condition with full rewiring, a new fuseboard, and a recently maintained interior, requiring minimal immediate upkeep.
- Secure Gated Entry1/10
The property is a standard terraced street-front home and does not feature a secure gated entry or complex perimeter.
- Minimalist Design7/10
The compact 61 sqm floor area lends itself well to a streamlined, clutter-free lifestyle.
- Flexible Floor Plans5/10
With a fixed two-bedroom, one-bathroom terraced layout spanning 61 sqm, interior layout flexibility is somewhat limited.
- Heritage Home2/10
The property is a standard modernised terraced home rather than a protected heritage or period structure.
- Ecological Setup5/10
Features gas-fired central heating with a Climote smart control system, though the D BER rating indicates room for further energy efficiency improvements.
- Outdoor areas8/10
A standout feature is the exceptionally well-maintained rear garden with an Indian sandstone patio, mature greenery, and a garden shed.
Interests
9 areas- Gardening8/10
The property boasts an exceptionally well-maintained rear garden featuring mature greenery, an Indian sandstone patio, and a garden shed.
- Walking7/10
Local parks, recreational amenities, and village shops are close by, providing good opportunities for everyday walking.
- Gym6/10
Local sports facilities and amenities are within reach, though specific gym options should be verified in the immediate neighbourhood.
- Cycling6/10
The location offers reasonable access to surrounding areas, though cyclists should check for dedicated cycle lanes into the city centre.
- Golf5/10
Golf enthusiasts will need to investigate nearby golf courses, as specific club facilities are not directly adjacent to the property.
- Fishing2/10
The suburban setting offers little to no immediate access to prominent fishing spots.
- Horse Riding2/10
The urban and suburban nature of Ballyfermot means equestrian facilities are not close at hand.
- Water Sports1/10
There are no notable water sports facilities or bodies of water suitable for water sports in the immediate area.
- Entertaining8/10
Double doors open directly from the house onto an impressive Indian sandstone patio and generous rear garden, creating a wonderful setup for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Located on Ballyfermot Avenue in Dublin 10, the setting offers residential convenience but is situated in a relatively bustling suburban environment rather than a secluded retreat.
- Rural Living1/10
This is an established suburban residential property with no rural characteristics or open countryside surroundings.
- Village Living7/10
Ballyfermot Village and its wide range of local shops, cafes, and amenities are all within easy reach, offering a strong community feel.
- Coastal Living1/10
The property is located inland in West Dublin and has no proximity to coastal areas.
- Urban Living8/10
Excellent transport links to Dublin City Centre, alongside local amenities and easy access to major roadways, provide a very convenient urban lifestyle.
Social
6 areas- Community Involvement7/10
Proximity to local schools, sports facilities, and Ballyfermot Village supports active participation in the local community.
- Café Culture7/10
Ballyfermot Village offers a range of local shops and cafes within easy reach for residents.
- Nightlife4/10
While local pubs and amenities exist, those seeking extensive nightlife options will likely head closer to Dublin City Centre.
- Health/Wellness groups6/10
Local sports facilities and community amenities provide a foundation for health and wellness activities.
- Networking Opportunities5/10
Networking is primarily accessible by commuting into Dublin City Centre's commercial hubs rather than within the immediate neighborhood.
- Tech-Hub Connectivity6/10
The home's location in Dublin provides good physical connectivity to the city's tech hubs, though digital infrastructure should be verified.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-F4C3EBHouseDelve · 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.