75 Larchfield Road, Goatstown, Dublin 14D14XA50
€850,000
3 Bed~1 Bath~125 m²~BER F
What you'll like:
- Prime residential location: Situated in the highly sought-after Goatstown area, this property places buyers close to excellent local amenities, schools, and transport links, ensuring strong long-term capital appreciation and lifestyle convenience.
- Substantial floor area: Providing approximately 125 square metres of internal accommodation, the generously proportioned rooms offer plenty of space for growing families to live comfortably without feeling cramped.
- Attractive red brick facade: The classic exterior aesthetic gives the house wonderful curb appeal, making a strong first impression and maintaining traditional neighborhood charm.
- Off-street parking capacity: The cobble-locked front driveway accommodates ample parking for up to three cars, eliminating daily street parking hassles for busy households and visitors.
- Mature front landscaping: Established planting and shrubbery enhance the front garden's visual appeal, creating a welcoming and green approach to the front entrance door.
- Welcoming entrance hallway: The bright entry space features attractive wooden flooring, setting a warm and inviting tone for the rest of the ground floor accommodation.
- Separate front living room: A distinct reception room featuring a cozy fireplace provides a peaceful retreat away from the open-plan kitchen and dining areas for relaxing evenings.
- Open plan kitchen area: The expansive kitchen and dining space is brilliantly designed for modern family living and entertaining guests seamlessly on a daily basis.
- Installed Moroso stove: The recently fitted contemporary stove adds a high-efficiency heating focal point and a cozy ambiance to the main family gathering space.
- Sun-drenched orientation: The property enjoys fantastic natural light throughout the day, enhancing the bright and airy atmosphere inside every principal room.
- Exceptional rear garden length: The remarkably long, fully walled outdoor space provides an incredible private playground for children and pets to enjoy safely in complete privacy.
- Superb extension potential: The exceptionally deep rear plot offers fantastic scope to extend the existing property significantly subject to obtaining the necessary local planning permissions.
- Spacious side garage: Measuring over five meters in length, the integrated garage provides secure storage or potential workshop space for DIY enthusiasts and cyclists.
- Convenient utility area: A dedicated utility space keeps noisy laundry appliances tucked away from the main kitchen, helping maintain a tidy and organized living environment.
- Well-appointed first floor: Three comfortably sized bedrooms upstairs ensure every family member enjoys their own private personal sanctuary with adequate wardrobe storage options.
- Customized Sliderobes fitted: Two of the bedrooms feature high-quality built-in wardrobes that maximize floor space and provide excellent storage solutions right from move-in day.
- New electric shower unit: The family bathroom benefits from a recently installed modern electric shower, ensuring reliable hot water pressure for busy morning routines.
- Versatile attic room: The converted attic space with its own entrance door offers exceptional flexibility for use as a home office, study, or occasional sleeping quarters.
- Ample eaves storage: The attic level provides easily accessible storage space in the eaves, making it simple to stow away suitcases, seasonal items, and bulky belongings.
- Established mature neighborhood: Located in a settled community with a fine reputation, buyers will benefit from stable neighborhood dynamics and a strong community feel right away.
But keep in mind:
- Poor energy rating: The property currently holds a disappointing BER rating of F, indicating severe energy inefficiency and high heating bills unless substantial thermal upgrades are implemented.
- High retrofit costs: Achieving modern energy efficiency standards will require significant capital investment in external insulation, double glazing, and heating system overhauls by the new owner.
- Single family bathroom: Having only one bathroom to service three main bedrooms plus the attic room could create morning bottlenecks for larger families or visiting guests.
- Attic compliance questions: Buyers should verify whether the separate attic room and its conversion works obtained all necessary structural approvals and building regulations sign-offs.
- Outdated heating system: The low energy rating strongly suggests the primary heating infrastructure may be antiquated and require a complete replacement to modern standards.
- Potential rewiring needs: Mature homes of this vintage frequently require electrical system upgrades to handle modern appliance loads safely, which buyers should thoroughly inspect.
- Plumbing modernization required: Older galvanized or copper pipework throughout the house may need inspection and eventual replacement to prevent leaks and ensure adequate water pressure.
- Roof insulation levels: The F energy rating points to potential deficiencies in attic insulation thickness, requiring immediate attention to prevent significant heat loss overhead.
- Single-glazed vulnerability: If any original windows remain in the property, they may let in drafts and street noise, necessitating costly replacements with high-performance double glazing.
- Garage conversion potential: While the garage is currently useful for storage, turning it into habitable living space would require additional construction work and regulatory permissions.
- Boundary wall maintenance: The fully walled rear garden boundaries should be inspected by a surveyor to confirm their structural condition and establish precise ownership responsibilities.
- Garden maintenance demands: The exceptionally long rear garden, while fantastic for families, will require a significant ongoing time and physical commitment to keep properly landscaped.
- Planning restriction risks: Any future plans to extend over the garage or into the deep rear garden will be subject to local council planning policies and guidelines.
- Ventilation and dampness: Older semi-detached homes can suffer from inadequate sub-floor or wall ventilation, making a thorough damp and timber survey an essential pre-purchase step.
- High asking price pressure: At eight hundred fifty thousand euros, buyers are paying a premium that leaves little room for error given the extensive renovation costs needed.
- Stove compliance checks: Buyers should request certification for the recently installed Moroso stove to ensure it complies with current building regulations and safety standards.
- Storage limitations downstairs: Aside from the garage, internal ground floor storage is relatively limited, which might require creative furniture solutions for modern lifestyles.
- Traffic and parking congestion: While the driveway holds three cars, local street parking during peak school or commuting hours could occasionally become congested for visitors.
- Lack of ensuite facilities: The absence of an ensuite bathroom connected to the master bedroom means all occupants must share the sole main family bathroom upstairs.
- Sewerage and drainage check: Mature neighborhood trees near the property boundaries mean buyers should commission a CCTV drain survey to check for root infiltration risks.
Price positioning
?
- The asking price appears fairly valued relative to the broader residential market because recent verified transactions on the same street indicate consistent buyer demand and pricing trends aligning closely with this level.
- Valuation signals are reinforced by the inclusion of an integrated garage, a substantial floor area, and an exceptionally long private rear garden that offers significant future extension potential for growing families.
- Support for this price point could be undermined by the notably poor energy rating, which will likely necessitate immediate capital expenditure to improve overall thermal efficiency and modernise living standards.
- Conversely, the highly sought after residential location and versatile separate attic room heavily support current expectations by providing crucial additional functional space within a prime suburban neighborhood.
Build Analysis
What we know from similar construction types
- The property features a traditional red brick facade and a mature semi-detached structure of approximately 125 square metres, suggesting an older build era that likely requires investigation into insulation, wiring, and plumbing standards.
- There is a separate attic room currently used as a bedroom and office space with its own door entrance; a buyer should verify whether appropriate planning permission, building regulations, and fire safety compliance were obtained for this attic conversion.
- The listing notes a spacious garage and utility area connected via a side door, which should be inspected for structural integrity and dampness.
- The long rear garden offers potential for extending the property subject to planning permission, and a buyer should check local planning precedents for similar extensions in the area.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost is between EUR 50,000 and EUR 70,000.
- The property currently holds a poor BER rating of F, indicating significant heat loss through walls, windows, and the roof.
- Achieving a modern energy-efficient standard would likely require external or internal wall insulation, upgraded double or triple-glazed windows, a modernized heating system, and roof insulation upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 euro to 3,200 euro.
- Explanation: Given the poor BER rating of F for a 125 square metre semi-detached home, energy efficiency is likely low, resulting in higher consumption of fuel or electricity during colder months, though the presence of a stove may help offset some reliance on the central heating system.
Pollution Safe
9/10Environmental 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
45 LARCHFIELD RD, GOATSTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €835,000.00
22 LARCHFIELD RD, GOATSTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €400,000.00
9 LARCHFIELD RD, GOATSTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €657,000.00
33 LARCHFIELD RD, GOATSTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €750,000.00
58 LARCHFIELD RD, GOATSTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €742,000.00
Recent sales in the wider Goatstown area
8 THE WOODLANDS, CASTLESIDE DR, RATHFARNHAM DUBLIN 14
- Sale date
- Declared sale price
- €495,000.00
9 KNOCKRABO COURT, MOUNT ANVILLE ROAD, DUBLIN 14
- Sale date
- Declared sale price
- €1,375,000.00
CHALAIN, 110 ROEBUCK ROAD, DUBLIN 14
- Sale date
- Declared sale price
- €1,800,000.00
70 BEAUFORT DOWNS, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €710,000.00
210 TRIMBLESTON, GOATSTOWN RD, GOATSTOWN DUBLIN 14
- Sale date
- Declared sale price
- €1,115,000.00
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 percent of the purchase price up to 1 million euro, equating to 8,500 euro.
- Solicitor legal fees: roughly 1,500 euro to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro for property registration and registry of deeds.
- Property valuation fees: around 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the depth of the structural survey.
- Annual home insurance: estimated between 400 euro and 800 euro per year depending on the policy and coverage.
Forum Talk
What people are saying about this area
- Residents in the Goatstown area frequently discuss the strong community atmosphere and the convenience of local amenities.
- Traffic congestion during peak commuting hours is a common topic of conversation among local motorists.
- Local forums often highlight the desirability of long residential gardens in the neighbourhood for potential extensions.
- There is ongoing community interest in local infrastructure improvements and public transport connectivity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features an exceptionally long, fully walled, and secluded private rear garden, offering a safe and expansive outdoor play area for young children. Additionally, the open-plan kitchen and dining area is well-suited for family living.
- Teenagers7/10
With three bedrooms plus a separate attic room currently used as a bedroom and office space, there is adequate independent space for teenagers, though only one main family bathroom is available.
- Multi-generational Living5/10
While the attic room and garage space offer potential, the single main bathroom and traditional semi-detached layout provide limited separation for true multi-generational living without reconfiguration.
- Single Buyers4/10
At an asking price of €850,000 for a 3-bedroom home with an F BER rating, this property represents a significant investment and may require considerable updates for a single buyer.
- Couples7/10
Offers ample space for couples looking to put down roots, with a dedicated living room, open-plan kitchen/dining, and great potential for home-working or entertaining.
- Empty Nesters6/10
The long garden and garage offer fantastic hobby and storage spaces, though the low BER rating of F indicates that energy upgrades should be investigated.
- Retirees5/10
The property provides comfortable single-level living potential on the ground floor and off-street parking, but the presence of stairs and potential maintenance needs due to the F BER rating should be considered.
Work
3 areas- Remote Working8/10
The separate attic room with its own door entrance, landing, and natural light provides an excellent dedicated home office space for remote workers.
- Hybrid Commuting8/10
Goatstown offers strong transport connectivity to Dublin city center, making hybrid commuting practical.
- Retired6/10
Well-suited for retirement living in terms of neighborhood maturity and amenities, though maintenance of the large garden and energy efficiency upgrades should be factored in.
Practical
8 areas- Ageing in Place5/10
While the property is in a stable, mature area, the bedrooms are on the first floor and the main bathroom requires navigating stairs, which may limit long-term ageing in place without modifications.
- Low Maintenance4/10
The property carries a low BER rating of F, indicating that energy efficiency and insulation improvements should be investigated by the buyer.
- Secure Gated Entry3/10
The property features an open cobble-locked driveway with off-street parking rather than a secure gated entryway.
- Minimalist Design4/10
This is a traditional, mature semi-detached home featuring a red brick facade and conventional room layouts rather than minimalist architecture.
- Flexible Floor Plans8/10
Includes an open-plan kitchen/dining area, a separate living room, a garage/utility space, and a converted attic room with separate access, offering notable layout flexibility.
- Heritage Home5/10
Described as a mature property with a red brick facade, though it is not explicitly designated as a protected heritage structure.
- Ecological Setup3/10
The low BER rating of F suggests that current ecological and energy-saving setups are minimal and require upgrading.
- Outdoor areas9/10
Features a cobble-locked driveway with parking for three cars at the front, alongside an exceptionally long, fully walled, and secluded private rear garden.
Interests
9 areas- Gardening9/10
Features a sun-drenched site with a cobble-locked driveway, mature planting and shrubbery, and an exceptionally long, fully walled rear garden providing great potential for gardening enthusiasts.
- Walking7/10
Positioned in a mature residential neighborhood with established footpaths and local amenities accessible on foot.
- Gym6/10
There is no built-in gym, but the large garage space of over 12 square meters offers potential to set up home exercise equipment.
- Cycling6/10
The property includes a secure garage offering convenient storage for bicycles, with reasonable road connections to surrounding areas.
- Golf7/10
South Dublin is home to several well-regarded golf clubs within a short drive from the Goatstown area.
- Fishing3/10
The location is heavily urbanized and suburban, offering limited proximity to notable freshwater or sea fishing spots.
- Horse Riding3/10
Equestrian facilities are scarce in this densely populated suburban area.
- Water Sports3/10
Inland location means water sports require travel toward Dublin Bay or local leisure centers.
- Entertaining8/10
The open-plan kitchen and dining area featuring a Moroso stove, combined with double doors leading to a long, private rear garden, makes this home ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a prime, mature residential area with a secluded rear garden, offering a generally peaceful suburban environment.
- Rural Living2/10
This is a suburban residential setting in Goatstown, Dublin 14, offering virtually none of the characteristics of rural living.
- Village Living6/10
Close to local amenities and community hubs, providing a neighborhood feel within a suburban context.
- Coastal Living2/10
The location is inland in South Dublin, far from coastal amenities.
- Urban Living8/10
Situated in Goatstown, Dublin 14, providing excellent access to the city's amenities, transport links, and local services.
Social
6 areas- Community Involvement7/10
Located in a well-established, mature residential community with active local neighborhoods.
- Café Culture7/10
Proximity to local neighborhood centers provides good access to local cafes and eateries.
- Nightlife5/10
Primarily a quiet residential suburb, requiring travel into nearby urban centers for extensive nightlife options.
- Health/Wellness groups7/10
Good access to local community spaces, sports clubs, and wellness facilities in the wider Dublin 14 area.
- Networking Opportunities7/10
Convenient access to Dublin's commercial and professional hubs via established transport links.
- Tech-Hub Connectivity8/10
Excellent connection to Dublin's major business and technology districts.
Listing information
- Agent
- Lynam Auctioneers & Estate Agents
- Phone
- 01 296 5374
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-92AD40HouseDelve · 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.