78 Old Kilgobbin Road, Sandyford, Dublin 18
€750,000
2 Bed~1 Bath~70 m²~BER F
What you'll like:
- Generous quarter-acre site: The property sits on an unusually large site of approximately 0.10 hectares, offering exceptional outdoor space and long-term value for money in a prime urban location.
- Charming original features: Retains delightful period elements such as an original stone fireplace, high ceilings, and quarry-tiled flooring, providing authentic character that modern builds simply cannot replicate.
- Adjacent to Sandyford Village: Enjoys a superb position immediately beside local cafes, restaurants, and everyday amenities, ensuring high convenience for residents without needing to drive everywhere.
- Strong development potential: Zoned Objective A under the county development plan, the substantial plot presents exciting opportunities for future residential expansion or new builds, subject to obtaining proper planning permission.
- Convenient Luas access: Located within easy reach of the Luas Green Line, providing swift and reliable public transport connectivity directly into Dublin city centre for commuters.
- Double-fronted exterior appeal: The classic stone cottage-style façade offers strong curb appeal and traditional visual charm, enhancing the overall desirability of the streetscape.
- Proximity to major shopping: Situated a short drive from both Dundrum Town Centre and Beacon South Quarter, granting effortless access to premier retail, dining, and entertainment facilities.
- Versatile third bedroom: Includes a flexible rear room that can easily function as a formal dining space or a third bedroom depending on the buyer's specific lifestyle needs.
- Wood-burning stove focal point: Features a cozy wood-burning stove in the living room, adding supplementary warmth and a comforting aesthetic to the main communal living area.
- Private outdoor grounds: The extensive gardens positioned to the side and rear provide an impressive amount of private outdoor space for gardening, recreation, or children to play safely.
- Established residential neighborhood: Set within a well-established and highly sought-after location known for its community feel and strong long-term property demand.
- Direct kitchen garden access: The kitchen includes a direct access door leading straight out to the rear garden, making outdoor dining and entertaining exceptionally convenient during warmer months.
- Built-in bedroom storage: Bedroom one includes useful built-in shelving, maximizing the functional floor space and helping occupants keep the room organized without buying extra furniture.
- Proximity to local schools: Positioned near a variety of local schools, making this an appealing option for families looking to establish roots in a well-serviced neighborhood.
- Recreational amenity access: Close to local parks and recreational facilities, supporting an active outdoor lifestyle for residents of all age groups.
- Excellent road connectivity: Benefits from great nearby road connections, ensuring smooth vehicular journeys toward the M50 and surrounding regional transport networks.
- Characterful high ceilings: The elevated ceiling heights enhance the sense of space and light within the older sections of the cottage, avoiding the cramped feel of some period homes.
- Flexible accommodation layout: The single-level layout offers comfortable mobility for occupants, appealing to downsizers or those wishing to avoid internal stairs.
- Rare market opportunity: Acquiring a land parcel of this scale attached to a traditional cottage in Sandyford is a scarce market occurrence, securing a unique asset for future enhancement.
- Natural light angles: The double-fronted layout allows daylight to penetrate multiple rooms effectively throughout different times of the day, brightening the living environment.
But keep in mind:
- Extremely poor BER rating: The property holds an F energy rating with a very high energy performance indicator, meaning a buyer should budget heavily for deep energy retrofitting and insulation upgrades.
- Modest current floor area: At roughly 70 to 80 square meters, the existing cottage is relatively compact, potentially requiring an immediate extension to accommodate a modern family comfortably.
- Single bathroom constraint: Having only one bathroom serving the entire household can create morning bottlenecks and will likely necessitate adding an ensuite or family bathroom during renovations.
- Planning permission uncertainty: While development potential is advertised, buyers must independently verify local council policies regarding Objective A zoning before assuming planning approval for new builds is guaranteed.
- Substantial renovation costs: Given the age of the structure and the poor energy rating, purchasers must prepare for significant capital expenditure to bring the plumbing, electrics, and fabric up to modern standards.
- Historic fabric restrictions: Retaining original stone features and high ceilings may impose local conservation or design considerations that could complicate modernizing internal layouts.
- Traffic and parking review: Buyers should check local traffic patterns around Sandyford Village and confirm the adequacy of off-street parking arrangements on the existing plot.
- Boundary and title verification: Due to the generous size of the plot, a thorough legal survey is essential to verify exact boundary lines and ensure no historical disputes exist with neighbors.
- Drainage and services check: Older rural-style cottages in urban transition zones can sometimes have legacy drainage systems that require upgrading to meet modern municipal utility standards.
- Heating efficiency concerns: Relying heavily on older stone fireplaces and stoves may result in uneven heat distribution until modern central heating systems are fully installed and integrated.
- Potential damp issues: Stone-built properties of this era can be prone to rising or penetrating damp, requiring a detailed structural survey to assess moisture levels in the walls.
- Roof structure inspection: The age of the building suggests the roof timbers and coverings should be professionally inspected to rule out rot, sagging, or the need for a complete replacement.
- Window and door upgrades: Original or older windows likely contribute to the poor energy rating, requiring full double or triple glazing replacements to improve thermal comfort.
- Construction disruption: Undertaking a comprehensive renovation on a small footprint cottage while managing a large site development can cause extended living disruptions for new owners.
- Future local development: Buyers should investigate surrounding Dún Laoghaire-Rathdown development plans to ensure upcoming neighboring projects will not negatively impact light, privacy, or local traffic flow.
- Insulation deficiencies: Floors, walls, and attic spaces likely lack modern insulation standards, explaining the poor BER performance and necessitating extensive thermal retrofitting.
- Kitchen modernization needed: The traditional-style kitchen appears dated and functional updates will be required to meet contemporary cooking and storage expectations.
- Storage limitation overall: Beyond basic built-in shelving in one bedroom, general indoor storage space is quite limited and may require creative carpentry or external shed additions.
- Garden maintenance workload: While the quarter-acre site is a major asset, buyers should account for the ongoing time and financial investment required to landscape and maintain such a large outdoor area.
- Accessorizing and compliance: Any historical alterations or extensions made by previous owners should be carefully checked by a solicitor for full building regulation compliance and planning permission closure.
Price positioning
?
- The asking price appears somewhat overvalued when considering the basic habitable floor area of seventy square meters and the exceptionally poor energy rating of F, which will immediately demand substantial capital expenditure from any buyer.
- Valuation signals are heavily driven by the substantial quarter-acre site area and its Objective A zoning, presenting notable development potential that offsets the modest size and dated condition of the existing stone cottage structure.
- Such a price is strongly supported by the highly sought-after Sandyford location and proximity to village amenities, while it could be undermined by complex planning constraints or prohibitive modernization costs required to achieve acceptable energy standards.
- Relevant factors include the competitive nature of the local housing market where land value with development potential often commands a significant premium over standard residential pricing metrics based purely on internal square footage.
Build Analysis
What we know from similar construction types
- The property is an attractive double-fronted stone cottage featuring original elements such as an original stone fireplace, high ceilings, and quarry-tiled flooring, indicating traditional solid-wall or stone construction.
- Given the poor BER rating of F and traditional age profile implied by stone cottage styling, a buyer should investigate the thermal performance, insulation levels, and potential damp issues inherent in older stone-built structures.
- The substantial site of approximately 0.10 hectares is zoned Objective A under the local development plan, offering potential for further residential development subject to obtaining the necessary planning permission, which should be verified with local planning authorities.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €50,000 to €80,000.
- Reasoning: The property has a poor BER rating of F and a small floor area of around 70 to 80 square metres. Bringing a traditional stone cottage up to a modern B2 or A rating will require substantial capital expenditure, likely including internal or external wall insulation, upgraded heating systems such as a heat pump, double or triple glazed windows, and roof insulation to address significant heat loss.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,000 euro to 2,500 euro.
- Explanation: Given the poor BER rating of F for a 70 to 80 square metre property, thermal efficiency is likely low, leading to significantly higher energy consumption for heating compared to modern homes.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established suburban setting with standard surface water drainage networks, appearing to have a generally low likelihood of widespread flooding based on regional topography.
- Buyers should consult local authority flood maps and carry out a site-specific assessment to verify localized surface water or drainage risks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
5 GREENACRES, OLD KILGOBBIN ROAD, SANDYFORD
- Sale date
- Declared sale price
- €715,000.00
Recent sales in the wider Sandyford area
12 CUL CUILLE, SANDYFORD, CO DUBLN
- Sale date
- Declared sale price
- €1,110,000.00
69 CHERRINGTON RD, SHANKILL, DUBLIN 18
- Sale date
- Declared sale price
- €735,000.00
68 GLENCAIRN LAWN, THE GALLOPS, LEOPARDSTOWN DUBLIN 18
- Sale date
- Declared sale price
- €1,086,000.00
49 THE ELMS, PARK VIEW, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €336,500.00
16 FERNCARRIG RISE, FERNLEIGH, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €710,000.00
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 7,500 euro.
- Solicitor legal fees: roughly 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 euro to 800 euro depending on property value.
- Property valuation fees: around 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the survey required.
- Annual home insurance: roughly 400 euro to 800 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Residents in the Sandyford Village area frequently discuss local traffic calming measures and the management of commuter parking.
- Discussions on community forums often highlight the desirability of proximity to the Luas Green Line for commuting into Dublin city centre.
- Local planning and development discussions frequently reference the Dún Laoghaire-Rathdown County Development Plan, particularly regarding Objective A residential zoning.
- Community groups regularly share news on local amenities, including cafes and retail options in nearby Dundrum and Beacon South Quarter.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The substantial garden offers plenty of outdoor play space for young children, though the cottage currently features two or three compact bedrooms and requires modernization.
- Teenagers5/10
Proximity to the Luas provides independence for teenagers getting around, but the compact 70 to 80 square metre footprint offers limited private indoor space for growing families.
- Multi-generational Living4/10
The single-level cottage layout lacks the space for independent multi-generational living, though the large site offers future potential subject to planning permission.
- Single Buyers6/10
A charming character home with an exceptional garden for a single buyer, though extensive upgrade works and a poor BER rating should be factored in.
- Couples7/10
A fantastic opportunity for couples looking to put their own stamp on a characterful stone cottage with great outdoor space near Sandyford Village.
- Empty Nesters7/10
Single-level cottage living appeals to empty nesters wanting to downsize while retaining a substantial garden, provided they are prepared for property maintenance.
- Retirees6/10
Single-level accommodation is convenient for retirees, but the poor BER rating and need for renovation require careful consideration regarding comfort and efficiency.
Work
3 areas- Remote Working7/10
The quiet character of the cottage suits home working, though buyers should verify broadband speeds and connectivity options.
- Hybrid Commuting8/10
Proximity to the Luas Green Line and major road networks makes hybrid commuting into Dublin city centre highly convenient.
- Retired8/10
The single-level layout and village-edge setting suit retirement, provided necessary energy upgrades and maintenance are addressed.
Practical
8 areas- Ageing in Place7/10
The single-story cottage layout is beneficial for ageing in place, though modernizing bathroom and accessibility features would likely be required.
- Low Maintenance3/10
With an F BER rating, older stone construction features, and a large quarter-acre garden, the property requires ongoing maintenance and energy efficiency upgrades.
- Secure Gated Entry3/10
The property features a traditional open street-front setup rather than a secure gated entrance.
- Minimalist Design5/10
While the cottage has simple proportions, its traditional stone features, quarry tiles, and high ceilings lend themselves to rustic charm rather than sleek minimalism.
- Flexible Floor Plans6/10
Rooms such as the dining room or third bedroom offer some layout flexibility, and the large site provides significant scope for future extension subject to planning.
- Heritage Home9/10
Packed with character, featuring an original stone fireplace, high ceilings, quarry-tiled flooring, and double-fronted stone cottage aesthetics.
- Ecological Setup3/10
An F BER rating indicates significant energy inefficiency, meaning the buyer should investigate extensive retrofitting and insulation upgrades.
- Outdoor areas10/10
An exceptionally generous garden extending to approximately 0.10 hectares (just under 0.25 acre) positioned to the side and rear, representing a rare find.
Interests
9 areas- Gardening10/10
An exceptionally generous garden extending to approximately 0.10 hectares (just under 0.25 acre) provides an outstanding canvas for keen gardeners.
- Walking8/10
Proximity to local parks and the foothills of the Dublin Mountains offers wonderful opportunities for walking and outdoor recreation.
- Gym7/10
The wider Sandyford area, including Beacon South Quarter, provides good access to local fitness facilities and gyms.
- Cycling6/10
Access to local roads and nearby amenities is straightforward, though cyclists should verify regional cycle infrastructure connectivity into the city.
- Golf7/10
Several well-regarded golf courses are located within a reasonable driving distance across the South Dublin area.
- Fishing3/10
The suburban setting does not offer immediate local freshwater or sea fishing opportunities.
- Horse Riding6/10
Proximity to the Dublin Mountain foothills provides access to nearby equestrian facilities and riding schools.
- Water Sports3/10
Inland location means water sports require travel to coastal Dublin locations or reservoirs.
- Entertaining8/10
The expansive side and rear gardens offer fantastic potential for outdoor entertaining during warmer months, complemented by a characterful living room.
Lifestyle
5 areas- Quiet Living6/10
Situated on Old Kilgobbin Road, the property benefits from a village-edge setting, though traffic and proximity to local amenities introduce some background activity.
- Rural Living4/10
While the large quarter-acre site gives a green and leafy feel, the location is firmly suburban and adjacent to established residential areas and village amenities.
- Village Living9/10
The property enjoys a superb position immediately adjacent to Sandyford Village with its cafés, restaurants, and everyday conveniences.
- Coastal Living3/10
The location is inland in South Dublin, offering no direct coastal proximity or sea views.
- Urban Living7/10
Excellent transport links via the Luas Green Line and road networks provide easy access to Dublin city centre while maintaining a village atmosphere.
Social
6 areas- Community Involvement8/10
Being right beside Sandyford Village fosters a strong sense of local community and neighborhood engagement.
- Café Culture8/10
Sandyford Village and nearby Beacon South Quarter offer a great selection of local cafés, restaurants, and social spots.
- Nightlife5/10
Local amenities include village pubs and eateries, but for extensive nightlife residents typically head into nearby Dundrum or Dublin city centre.
- Health/Wellness groups7/10
Good availability of local wellness groups, fitness classes, and medical facilities in the wider Sandyford and Beacon area.
- Networking Opportunities6/10
Proximity to major commercial hubs like Sandyford Business District offers strong professional networking potential.
- Tech-Hub Connectivity8/10
Located right next to one of Dublin's primary commercial and tech employment hubs.
Listing information
- Agent
- Sherry FitzGerald Foxrock
- Phone
- 01 289 4386
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-27334CHouseDelve · 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.