74 Rowlagh Avenue, Clondalkin, Dublin 22D22HN63
€430,000
3 Bed~1 Bath~81 m²~BER E1
What you'll like:
- Exceptionally large corner plot: The property sits on an expansive plot extending to approximately 483 square metres, offering rare outdoor space for a suburban end-of-terrace home.
- Major development potential: The vast plot provides incredible future expansion or development opportunities, which can significantly enhance the long-term value of the asset subject to planning permission.
- Partial extension groundwork completed: Significant foundational ground works are already complete for a rear extension spanning 35 square metres, saving the buyer initial heavy construction effort and costs.
- Convenient cul-de-sac setting: Situated within a mature and quiet cul-de-sac location, minimizing through traffic and providing a safer, more peaceful residential environment for families.
- Proximity to Liffey Valley: Located only a short walk from Liffey Valley Shopping Centre, granting immediate access to extensive retail, dining, and recreational facilities for daily convenience.
- Rapid commuter access: The address lies approximately five minutes away from the M50 motorway and N4 arterial routes, ensuring exceptional connectivity across the greater Dublin region.
- Proximity to Corkagh Park: Bordering the west of the area is Corkagh Park, a massive 290-acre amenity offering playgrounds, fishing lakes, and sports facilities for outdoor enthusiasts.
- Gas fired central heating: Equipped with a functional gas-fired central heating system already installed, ensuring reliable warmth and ease of climate control throughout the dwelling.
- Newly built front porch: Features a newly constructed entrance porch with tiled floors and spotlights, enhancing the initial aesthetic appeal and providing a practical weather buffer.
- Updated internal downstairs doors: Fitted with brand new internal doors across the ground floor, offering a refreshed modern touch and saving the new owner immediate replacement costs.
- Established local education: Positioned close to highly regarded local primary and secondary schools such as Coláiste Chilliain, facilitating convenient daily school runs for families.
- Local healthcare infrastructure: Clondalkin village provides established local GP services and medical centres nearby, ensuring accessible healthcare support for residents of all ages.
- Dedicated front driveway: Includes a fully walled and gated front garden featuring an off-street parking driveway, offering secure and private vehicle storage directly at the doorstep.
- Generous side access: Features wide side access leading from the front to the rear gardens, facilitating easy movement of landscaping materials, bicycles, or waste bins without entering the house.
- Solid fuel feature fireplace: The living room boasts a charming feature fireplace with solid fuel capability, creating a cozy focal point for family gatherings during colder winter months.
- Integrated kitchen appliances: The kitchen comes equipped with integrated wall and floor units alongside a fitted gas hob and oven, allowing for immediate functional meal preparation.
- Understairs storage utility: The entrance hall benefits from useful understairs storage space and houses the gas boiler, neatly tucking away bulky household items and utility infrastructure.
- Built-in bedroom wardrobes: Bedroom three includes functional built-in wardrobes, optimizing the floor area and providing ready-made storage solutions for clothes and personal belongings.
- Mature surrounding neighbourhood: Built around 1977, the surrounding neighbourhood is fully established with mature trees, active residents associations, and a well-settled community feel.
- Strong rental and resale demand: The combination of a large plot and proximity to major infrastructure ensures enduring appeal for future buyers or potential rental tenants.
But keep in mind:
- Extremely poor BER rating: The building energy rating sits at E1, indicating severe thermal inefficiency and high potential heating bills that will necessitate substantial insulation upgrades.
- Required energy retrofit costs: Bringing the property up to modern energy efficiency standards will require significant capital investment in external wall insulation, windows, and heating system overhauls.
- Incomplete extension legalities: The buyer must investigate whether all necessary planning permissions and commencement notices were properly filed for the completed rear extension ground works.
- Uncertain development viability: While advertised with development potential, any future structural additions on the large plot remain strictly subject to obtaining full planning permission from the council.
- Aging property structure: Built circa 1977, the core dwelling is approaching fifty years of age and may harbour hidden structural, electrical, or plumbing issues typical of that era.
- Single bathroom limitation: The entire house relies on just one shared bathroom to service all three bedrooms, which may cause morning congestion for a larger family.
- Small third bedroom size: Measuring approximately 3.0m by 2.2m, the third bedroom is quite compact, limiting its usability as a double bedroom or a functional home office space.
- Outdated interior finishes: Much of the interior flooring and decor outside of the newly fitted doors appears dated, meaning the buyer should budget for extensive cosmetic renovations.
- Potential boundary disputes: Given the unusually large and irregular corner plot, the buyer should commission a detailed boundary survey to confirm exact property lines and title accuracy.
- Underground utility easements: The expansive side and rear gardens may contain public drainage or utility easements that could legally restrict where future extensions can be built.
- Traffic congestion proximity: Being located very close to the M50 and major shopping hubs may expose the immediate area to higher ambient traffic noise and rush-hour congestion.
- Attic insulation unknowns: The landing provides access to an attic space whose current insulation depth and structural load-bearing capacity for storage remain unverified by the listing.
- Plumbing infrastructure age: Although the gas boiler is housed in the hallway, the age and condition of the wider internal copper piping and radiators should be professionally inspected.
- Electrical safety compliance: The property age suggests the fuse board and electrical wiring may not meet current safety standards, requiring a comprehensive electrical cert check.
- Ventilation and damp risks: Low BER ratings often correlate with inadequate ventilation, meaning the buyer should check for signs of condensation, mould, or rising dampness.
- Lack of ensuite facilities: The master bedroom lacks an ensuite bathroom, requiring all occupants to share the single primary upstairs bathroom facilities daily.
- Roof condition uncertainties: The exterior roof tiles and timber rafters dating from the late 1970s should be thoroughly examined by a surveyor for signs of wear or leaks.
- Local parking pressure: Despite the front driveway, cul-de-sac parking can become congested when multiple visiting vehicles or larger families occupy neighbouring properties.
- High cost of construction: Completing the unfinished rear extension or undertaking major ground works will expose the buyer to current volatile building material and contractor costs.
- Waste management and drainage: The buyer's surveyor should verify the integrity of the external sewage and surface water drainage connections, particularly around the unfinished extension.
Price positioning
?
- The asking price appears somewhat elevated compared to recent transactions on the same street, suggesting a premium is being sought for its unique attributes rather than strictly reflecting historical baseline values in the immediate vicinity.
- Upward valuation signals stem from the exceptionally large corner plot and completed ground works for potential extension, which offer significant development upside that typical standard three-bedroom homes in this mature neighborhood simply lack.
- Such a price could be supported if a buyer places a high economic value on the permitted or prospective future expansion capacity, whereas it might be undermined by the relatively weak energy efficiency rating requiring immediate capital investment.
- Relevant market dynamics include the convenient positioning near major shopping amenities and transport links, though prospective purchasers must weigh the listed figure against standard refurbishment costs and the complexities of securing final planning permission.
Build Analysis
What we know from similar construction types
- The property is an end-of-terrace house built around 1977 with a floor area of approximately 81 square metres, featuring 3 bedrooms and 1 bathroom.
- The listing notes ground works are complete to add extra living accommodation extending to 35 sq m to the rear; a buyer should investigate and verify whether full planning permission or exemption status applies for these works and inspect the structural integrity of any foundations laid.
- The description highlights an exceptionally large corner site of approximately 483 square metres with potential for future development subject to full planning permission (FPP), which a buyer should verify with local planning authorities.
- Internal updates include a newly built porch and front door, along with new internal doors downstairs, while heating is provided by a gas-fired central heating system.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E1 BER rating, indicating poor energy efficiency and placing it in the D–G bracket that requires a deep retrofit.
- A comprehensive deep retrofit to bring the home to a modern B2 or higher standard would likely cost between €45,000 and €65,000.
- Key measures required would include external wall insulation, upgrading windows and external doors, roof insulation, and potentially replacing or upgrading the heating system and controls to improve overall thermal performance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,300.
- Explanation: Given the 81 m² floor area and an E1 BER rating indicating poor energy efficiency, heating demands and gas consumption are expected to be significantly higher than average.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established suburban residential area with no notable heavy industrial facilities or active landfills in immediate apparent proximity.
- Buyers should verify local environmental reports for any historical legacy industrial concerns in the wider Clondalkin industrial zones.
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
36 ROWLAGH AVE, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €325,000.00
74 ROWLAGH AVE, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €396,000.00
77 ROWLAGH AVE, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €382,500.00
28 ROWLAGH AVE, CLONDALKIN, DUBLIN
- Sale date
- Declared sale price
- €295,000.00
15 ROWLAGH AVE, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €270,000.00
Recent sales in the wider Clondalkin area
APT 90B - ARAS NA CLUAINE, YELLOW MEADOWS ROAD, CLONDALKIN
- Sale date
- Declared sale price
- €275,000.00
29 ASH GREEN, KILCARBERY GRANGE, CLONDALKIN
- Sale date
- Declared sale price
- €485,000.00
8 WOODFORD WAY, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €425,000.00
55 CASTLE CLOSE, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €607,000.00
7 MONASTERY PARK, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €520,000.00
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
74 ROWLAGH AVE, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €396,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €4,300 to €17,200 depending on whether it is a first-time buyer or standard residential rate of 1% to 2% for this price bracket.
- Solicitor legal fees: approximately €1,500 to €3,000 plus outlay and VAT.
- Land registration fees: approximately €600 to €800 for property registration and deeds mapping.
- Property valuation fees: approximately €150 to €300 for mortgage valuation.
- Surveyor fees: approximately €500 to €1,000 depending on the level of detailed structural survey required.
- Annual home insurance: approximately €400 to €800 depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the convenience of living near Liffey Valley Shopping Centre and local schools.
- Community forums often highlight proximity to Corkagh Park as a major positive for families and pet owners.
- Transport links, particularly the quick access to the M50 and N4 motorways, are frequently mentioned in local discussions.
- Discussions in the area often focus on residential development potential and property improvements given the mature nature of the neighbourhood.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located close to local schools and features an exceptionally large plot with extensive garden space, making it a safe and fun outdoor environment for young children.
- Teenagers7/10
With three bedrooms and proximity to secondary schools like Colaiste Chilliain and Moyle Park College, as well as nearby shopping and recreational facilities, it suits growing teenagers well.
- Multi-generational Living5/10
The home currently offers 81 square metres of living space which is compact, though the large corner site with potential for future development opens up possibilities for expansion.
- Single Buyers7/10
An accessible entry point into the market with a generous plot, though the E1 BER rating indicates that energy efficiency upgrades may be needed by the buyer.
- Couples8/10
A three-bedroom end of terrace home with a large garden and convenient access to the M50, N4, and Liffey Valley Shopping Centre, offering plenty of space to grow.
- Empty Nesters6/10
The extensive garden requires maintenance, but the single-level potential and mature cul-de-sac location offer a peaceful setting once the children have moved out.
- Retirees6/10
Located in a mature cul-de-sac close to local GP services and Clondalkin village, though stairs and garden upkeep should be considered for long-term comfort.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows for a dedicated home office space, though buyers should verify the local broadband speeds for remote work reliability.
- Hybrid Commuting8/10
Access to the M50 and N4 is approximately 5 minutes away, making hybrid commuting by car very convenient.
- Retired7/10
Close to local medical facilities, GP services, and village amenities, supporting a comfortable retirement lifestyle.
Practical
8 areas- Ageing in Place5/10
The home is a two-story end of terrace property with stairs, meaning modifications might be needed for long-term ageing in place.
- Low Maintenance5/10
While internal features like a newly built porch and internal doors are modern, the extensive 483 square metre plot will require ongoing garden maintenance.
- Secure Gated Entry6/10
The front is fully walled and gated with a driveway, providing a good level of private security.
- Minimalist Design5/10
A traditional 1970s end of terrace layout with standard room partitions rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Ground works are already complete to add extra living accommodation extending to 35 sq m to the rear, offering great layout flexibility.
- Heritage Home2/10
Built circa 1977, this is a standard mature suburban home rather than a protected heritage property.
- Ecological Setup4/10
The property currently carries an E1 BER rating, indicating that energy efficiency improvements should be investigated by the buyer.
- Outdoor areas10/10
A standout feature is the exceptionally large plot extending to approximately 483 square metres, providing extensive front, side, and rear gardens with development potential subject to FPP.
Interests
9 areas- Gardening9/10
The property boasts an exceptionally large plot extending to approximately 483 square metres, offering vast potential for keen gardeners and landscaping.
- Walking8/10
Corkagh Park, covering over 290 acres with scenic lakes and trails, is located just to the west and provides fantastic walking opportunities.
- Gym6/10
Local sports and recreational clubs are available in Clondalkin village, though dedicated commercial gym facilities will likely require a short drive.
- Cycling8/10
Corkagh Park and the surrounding suburban layout offer good routes for cyclists and running enthusiasts.
- Golf6/10
There are several golf courses accessible within the broader South Dublin area, though none are immediately adjacent.
- Fishing8/10
Corkagh Park features dedicated fishing lakes, making it a very convenient location for angling enthusiasts.
- Horse Riding5/10
While there are some equestrian facilities in the wider region, the immediate suburban location is not specifically tailored for horse riding.
- Water Sports2/10
Inland location means water sports options are limited primarily to specialized centers outside the immediate area.
- Entertaining8/10
The exceptionally large plot and extensive garden areas provide a brilliant space for outdoor entertaining and hosting gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature cul-de-sac location which generally offers a quieter residential atmosphere despite being close to urban conveniences.
- Rural Living3/10
This is a suburban residential setting in Dublin 22, so rural seclusion is limited, although nearby Corkagh Park offers plenty of green space.
- Village Living8/10
Close proximity to Clondalkin village with its local shops, medical services, and community amenities gives it a strong village feel.
- Coastal Living1/10
The property is inland in west Dublin, far from any coastal amenities or beaches.
- Urban Living7/10
Excellent proximity to Liffey Valley Shopping Centre, major road networks like the M50 and N4, and Dublin city access provide strong urban convenience.
Social
6 areas- Community Involvement7/10
Located in a mature cul-de-sac with active local sports clubs, schools, and community groups nearby in Clondalkin.
- Café Culture6/10
Clondalkin village and the nearby Liffey Valley Shopping Centre offer a selection of dining and café options.
- Nightlife4/10
The immediate area is primarily residential and quiet at night, meaning major nightlife options will require travel into the city center.
- Health/Wellness groups7/10
Proximity to Corkagh Park and local sports clubs supports outdoor health and wellness activities.
- Networking Opportunities5/10
Primarily a residential suburb, so professional networking events are better accessed closer to central Dublin.
- Tech-Hub Connectivity6/10
Good road access to West Dublin business parks and the M50, though buyers should verify specific local fiber broadband infrastructure.
Listing information
- Agent
- Property Partners O'Brien Swaine
- Phone
- 01 457 8909
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-C11F1DHouseDelve · 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.