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65 Beaubec, Drogheda, Co. LouthA92ER2P

€495,000

4 Bed~3 Bath~135 m²~BER D2

What you'll like:

  • Detached family home: This spacious four-bedroom detached property offers excellent privacy and separation from neighbors, making it a highly desirable option for growing families seeking quiet suburban living.
  • Sought after location: Situated in a premier residential area just off the established Dublin Road, ensuring long-term property desirability and convenient access to essential local amenities.
  • Generous floor area: Extending to approximately 135 square meters, the well-proportioned layout provides comfortable living spaces for a modern family without feeling cramped or restricted.
  • Abundant natural light: The thoughtful interior layout benefits from an east-facing rear orientation, which floods the main living areas and kitchen spaces with pleasant morning sunlight.
  • Large private garden: The expansive outdoor rear space provides a secluded environment ideal for family recreation, gardening enthusiasts, and hosting outdoor social gatherings during warmer months.
  • Modular home potential: The substantial rear garden size easily accommodates a dedicated garden room or modular home structure without significantly sacrificing valuable green play space.
  • Convenient train access: Located within a short walking distance of the local railway station, providing stress-free daily commuting options for working professionals heading into the capital.
  • Frequent bus services: Regular public transport bus routes serving Dublin City Centre are easily accessible nearby, offering a reliable alternative transport network for non-drivers.
  • Nearby retail hubs: Situated within easy walking distance of both Southgate and Bryanstown shopping centers, ensuring restaurants, cafes, pharmacies, and local butchers are close at hand.
  • Family friendly setting: Positioned securely within a popular neighborhood known for its excellent schools and community atmosphere, making it a safe place to raise children.
  • Integrated garage space: Features a substantial built-in garage measuring 3.00m by 4.89m, offering secure vehicle parking or an ideal footprint for future indoor conversion.
  • Existing conversion services: The integral garage already benefits from existing structural services, potentially lowering the financial barrier and complexity of expanding habitable ground floor space.
  • Dedicated utility room: Includes a separate utility space measuring 2.04m by 2.96m, keeping laundry appliances hidden away from the main kitchen and dining preparation areas.
  • Comfortable guest toilet: Features a convenient ground floor guest WC which enhances daily convenience for family members and visiting guests alike.
  • En suite main bedroom: The primary bedroom includes a private en suite bathroom measuring 1.18m by 2.75m, providing an exclusive retreat away from the main family bathroom.
  • PVC double glazing: The property benefits from PVC double-glazed windows throughout, helping to reduce external street noise and improve baseline thermal retention standards.
  • Mature established gardens: The grounds feature mature trees and established shrubbery, giving the property an instant sense of established character that new builds lack.
  • Alarm system wired: The dwelling is fully wired for an alarm system, allowing the new owner to easily activate security hardware for peace of mind.
  • Off street parking: Provides convenient private off-street parking on the driveway, eliminating the hassle of searching for public parking spaces near the front door.
  • Stable asking price: Recorded price history shows the asking price has remained stable at €495,000 without erratic upward shifts, suggesting a realistic initial valuation strategy.

But keep in mind:

  • Suboptimal BER rating: The property holds a D2 Building Energy Rating with an energy performance indicator of 279.97 kWh/m2/yr, indicating that significant thermal upgrades will be necessary.
  • High retrofit costs: Achieving modern energy efficiency standards will require substantial capital investment in insulation, upgraded heating systems, and modern double or triple glazing.
  • Gas fired central heating: The home relies on a gas-fired central heating system which may be older and less efficient than modern heat pump alternatives.
  • Traditional open fire: Features an open fireplace in the living room, which is charming but notoriously inefficient for home heating and contributes to drafts and heat loss.
  • Dated interior finishes: Prospective buyers should budget for cosmetic redecoration, modern flooring replacements, and kitchen updates to bring the internal aesthetics up to contemporary tastes.
  • Garage conversion required: Fully utilizing the garage footprint for habitable accommodation will require formal planning permissions, architectural oversight, and substantial construction expenditure.
  • Compact secondary bedrooms: Bedrooms three and four are relatively compact in size, measuring 2.85m by 2.50m and 2.82m by 2.44m, which may limit furniture layouts for older children.
  • Main bathroom size: The main first-floor bathroom measures 2.73m by 1.82m, offering standard functional space but leaving little room for luxury fixtures like a separate shower and bath.
  • East facing limitations: While the east-facing rear orientation provides lovely morning sun, the rear garden and back rooms will likely lose direct sunlight during the afternoon.
  • Traffic congestion risks: Proximity to busy commuter arteries like the Dublin Road and M1 Motorway corridor could introduce peak-hour traffic noise and congestion concerns.
  • M1 commute reliance: Although the M1 motorway is a ten-minute drive away, peak travel times can introduce unpredictable delays for motorists commuting toward major urban centers.
  • Potential drainage check: Buyers should verify the drainage capacity of the large rear garden, especially if planning to construct a heavy modular home or extensive patio.
  • Roof and attic inspection: Built circa 1994, the roof space and structural timbers should be professionally inspected for adequate attic insulation depth and potential timber decay.
  • Electrical system review: Given the construction era of the mid-1990s, an independent electrical survey should be conducted to ensure the fuse board meets current safety standards.
  • Plumbing condition verification: The age of the plumbing infrastructure warrants thorough inspection by a qualified plumber to check for pipe corrosion or aging cylinder efficiency.
  • Window seal checks: Although fitted with PVC double glazing, the seals should be checked for condensation or drafts, as older installations may have degraded over time.
  • Boundary fence clarity: Buyers must instruct their legal representatives to carefully verify the exact property boundary lines, particularly around the large rear garden and garage edges.
  • Local planning review: Due to the popularity of home extensions in the area, buyers should check local planning precedents before attempting garage conversions or rear extensions.
  • Price negotiation margin: With the asking price holding firm at €495,000, buyers should carefully assess local market demand to determine if any negotiating leverage exists.
  • Stamp duty implications: Purchasing at this price point incurs standard residential stamp duty taxes, which must be factored directly into the buyer's total acquisition budget.

Price positioning

?
This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly undervalued compared with the available evidence.
  • The asking price appears somewhat undervalued relative to regional detached properties given the generous floor area, prime Dublin Road location, and potential for further conversion or expansion.
  • Valuation signals such as the sizeable rear garden, integrated garage suitable for conversion, and proximity to local transport links and shopping centres strongly support a higher market ceiling.
  • Factors that could support this pricing include strong family demand in established suburban estates, whereas potential D2 energy rating retrofit costs might slightly undermine aggressive buyer competition.
  • The steady initial asking price without reductions suggests confident marketing, though buyers may factor in necessary energy efficiency upgrades when negotiating final purchase terms.

Build Analysis

What we know from similar construction types

  • The property is a detached four-bedroom house built around 1994, offering a floor area of approximately 135 square metres.
  • Features an integrated garage measuring approximately 3.00m x 4.89m with existing services for conversion, which a buyer may investigate for potential adaptation into additional living space subject to planning and building regulations.
  • The heating system relies on gas-fired central heating (G-F-C-H) combined with an open fire, which contributes to the current D2 energy rating.
  • The large rear garden offers potential to facilitate a modular home or garden room, though any such structures should be verified for local planning compliance.
  • Double-glazed PVC windows are fitted throughout, but a buyer should inspect their overall age and condition alongside the roof space and insulation levels.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has a BER rating of D2, indicating that the energy performance is relatively poor and a deep retrofit would be beneficial to improve comfort and reduce heating costs.
  • A comprehensive deep retrofit covering external wall insulation, upgraded attic insulation, window and door replacements, and a modern heating system such as a heat pump would likely cost between €40,000 and €60,000 depending on the scope of works and contractor pricing.
  • Grants from the Sustainable Energy Authority of Ireland (SEAI) may be available to offset a portion of these upgrade costs, which a buyer should investigate prior to purchase.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately 2,200 to 2,600 euro.
  • Explanation: Given the 135 square metre floor area and the D2 energy rating, the property has a relatively high energy consumption per square metre, leading to higher heating demands compared to modern insulated homes.

Pollution Safe

8/10

Environmental situation to investigate

  • The property is situated in a well-established residential suburb, appearing largely free from major industrial pollution concerns or active heavy manufacturing sites.
  • Any historical or localized environmental impacts in the wider Drogheda area should be independently verified by the prospective buyer as part of standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The immediate residential area along the Dublin Road does not typically feature prominently in major historical fluvial or coastal flood events, though local surface water pooling during extreme weather should be considered.
  • Buyers are advised to consult national flood mapping and local authority reports to verify site-specific flood risk prior to purchase.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 13 BEAUBEC, DUBLIN RD, DROGHEDA

    Sale date
    Declared sale price
    €700,000.00
  • 24 BEAUBEC, DROGHEDA, CO LOUTH

    Sale date
    Declared sale price
    €286,000.00
  • 17 BEAUBEC, DUBLIN RD, DROGHEDA

    Sale date
    Declared sale price
    €281,138.21

Recent sales in the wider Drogheda area

  • 10 SHELDUCK ST, ASTON VILLAGE, DROGHEDA

    Sale date
    Declared sale price
    €355,000.00
  • 5 SHAMROCK VILLAS, DROGHEDA, LOUTH

    Sale date
    Declared sale price
    €525,000.00
  • 7 UPPER MAGDALENE STREET, DROGHEDA, CO LOUTH

    Sale date
    Declared sale price
    €262,000.00
  • 22 THE GREEN, RIVERBANK RATHMULLEN, DROGHEDA

    Sale date
    Declared sale price
    €299,000.00
  • 34 COLLEGE RISE, DROGHEDA, LOUTH

    Sale date
    Declared sale price
    €325,000.00

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: €4,950 — 1% of €495,000.
    ?
    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 2,500 euro plus VAT and outlays.
  • Land registration fees: approximately 600 to 800 euro depending on the property value and registry type.
  • Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
  • Surveyor fees: approximately 500 to 1,000 euro depending on the level of detailed structural survey required.
  • Annual home insurance: approximately 400 to 700 euro per year depending on the policy coverage and provider.

Forum Talk

What people are saying about this area

  • Locals on community forums frequently praise the Dublin Road area in Drogheda as a highly desirable and established family-friendly neighborhood.
  • Residents highlight the excellent convenience of being within walking distance of both Southgate and Bryanstown Shopping Centres.
  • Commuter discussions on social platforms often emphasize the strong transport connectivity, including the proximity of Drogheda Train Station and easy access to the M1 motorway.
  • Parent groups frequently note the area's close proximity to local schools and recreational amenities, making it a sought-after location for families.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    This detached four-bedroom house is located in a prime family setting with a large private rear garden and easy access to local schools, making it an excellent environment for young children.

    8/10
  • Teenagers

    With four bedrooms and ample living space, the property provides good separation for teenagers. Its proximity to bus services and the train station also supports growing independence.

    7/10
  • Multi-generational Living

    The 135 square meter layout includes four bedrooms and a garage with conversion potential, though the traditional two-story configuration may require structural adaptation for true multi-generational comfort.

    5/10
  • Single Buyers

    At an asking price of €495,000 for a four-bedroom detached home, this property is generally scaled and priced more for families than single buyers entering the market.

    3/10
  • Couples

    Couples looking to upsize or plan for a family will find the generous floor area and garage conversion potential appealing, though it may feel oversized for those without children.

    6/10
  • Empty Nesters

    The large garden and four-bedroom layout offer plenty of space for visiting family, but the upkeep of a detached property and mature grounds may be more than some empty nesters desire.

    5/10
  • Retirees

    While local shopping centres and transport links are within walking distance, the two-story layout and D2 energy rating suggest a buyer should investigate potential upgrade costs for long-term comfort in retirement.

    4/10

Work

3 areas
  • Remote Working

    With four bedrooms and potential space in the garage or garden for a dedicated home office or modular studio, the property is well-suited for remote work.

    7/10
  • Hybrid Commuting

    The location is highly practical for hybrid workers, sitting just off the Dublin Road with easy access to Drogheda Train Station, regular Dublin bus services, and a 10-minute drive to the M1 Motorway.

    8/10
  • Retired

    Amenities are within walking distance, but retirees should factor in potential retrofit costs associated with the D2 BER rating.

    5/10

Practical

8 areas
  • Ageing in Place

    While the property offers comfortable single-family living, the two-story layout and potential need for universal design adaptations mean a buyer should investigate modifications for long-term accessibility.

    5/10
  • Low Maintenance

    Built in 1994 with PVC double glazing and gas-fired central heating, the home is structurally established, though its D2 BER rating indicates that energy-efficiency upgrades may be worth considering.

    6/10
  • Secure Gated Entry

    The property features off-street parking and a private rear aspect, but does not have a secure gated entry system.

    3/10
  • Minimalist Design

    The traditional four-bedroom detached layout features distinct reception rooms and a garage rather than open-plan minimalist architecture, though interior reconfigurations are possible.

    5/10
  • Flexible Floor Plans

    Extending to 135 square meters with an attached garage that has existing services for conversion, the layout offers excellent flexibility for adapting space to changing needs.

    8/10
  • Heritage Home

    Built around 1994, this is a modern suburban family home rather than a period or heritage property.

    2/10
  • Ecological Setup

    The current D2 energy rating suggests that a buyer should investigate insulation and heating upgrades to improve the home's ecological and energy performance.

    4/10
  • Outdoor areas

    Highlighted by a large private east-facing rear garden with mature plantings, offering exceptional outdoor space for recreation, gardening, or potential garden room additions.

    9/10

Interests

9 areas
  • Gardening

    The property features mature gardens and a large private rear aspect that offers ample scope for keen gardeners and landscaping projects.

    8/10
  • Walking

    Short walking distances to local shopping centres, neighborhood amenities, and local transport options make this a very walkable location.

    8/10
  • Gym

    Local wellness options are accessible via nearby retail centres and the wider Drogheda area, and the garage or garden space offers potential for a home fitness setup.

    6/10
  • Cycling

    The suburban setting provides straightforward local cycling routes, though arterial roads like the Dublin Road require standard road cycling precautions.

    6/10
  • Golf

    The wider County Louth region is renowned for golf, and local courses are within convenient driving distance from this location.

    6/10
  • Fishing

    Proximity to the east coast and regional waterways offers reasonable access for fishing enthusiasts, requiring a short drive to reach prime spots.

    5/10
  • Horse Riding

    Equestrian facilities are typically found further out in the rural hinterlands, though some stables operate within the broader County Louth area.

    4/10
  • Water Sports

    Coastal proximity allows for water sports activities further toward the coast, though the immediate property is purely residential.

    5/10
  • Entertaining

    An excellent setup for hosting, featuring a large private rear garden that could easily accommodate a garden room or modular home, complemented by well-proportioned indoor reception rooms.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a sought-after residential area with private rear aspects and mature gardens, the home offers a peaceful retreat while remaining connected to local amenities.

    6/10
  • Rural Living

    This is an established suburban location along the Dublin Road rather than a rural setting, offering close proximity to retail parks and transport hubs.

    2/10
  • Village Living

    Being within short walking distance of Southgate and Bryanstown Shopping Centres provides a strong community feel with local shops, restaurants, and bars nearby.

    7/10
  • Coastal Living

    While located in County Louth near the east coast, the property itself is suburban rather than coastal, though coastal amenities in the wider area are accessible by car.

    4/10
  • Urban Living

    The location offers convenient access to Drogheda town centre, regular bus services to Dublin City Centre, and the train station, blending suburban comfort with urban connectivity.

    6/10

Social

6 areas
  • Community Involvement

    Established neighborhood settings near local shopping hubs foster a strong sense of local community and regular social interaction.

    7/10
  • Café Culture

    Short walking distance to nearby shopping centres provides immediate access to local cafes, restaurants, and social meeting spots.

    7/10
  • Nightlife

    Local bars and restaurants are within walking distance at nearby shopping hubs, with a wider variety of nightlife options available a short trip away in Drogheda town centre.

    6/10
  • Health/Wellness groups

    Proximity to local shopping centres and the wider town ensures reasonable access to community health and wellness activities, though buyers should verify specific local classes.

    6/10
  • Networking Opportunities

    Primarily a residential suburb, though strong transport links to Dublin and Drogheda facilitate professional networking for commuters.

    5/10
  • Tech-Hub Connectivity

    Efficient transport links via the M1 corridor and rail line offer connectivity to major employment and tech hubs in the greater Dublin and Drogheda regions.

    6/10

Listing information

Agent
Shane Black Property Advisors and Agents Ltd
Phone
041 981 0848 / 041 98 04493
Current status
active
Published on HouseDelve
12 October 2026
Correction
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Property reference: HD-08AA4CHouseDelve · Republic of Ireland

Report 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.