8 Drinaghmore Close, Leopardstown Valley, Leopardstown, Dublin 18D18C785
€650,000
3 Bed~3 Bath~101 m²~BER C1
What you'll like:
- Prime transit proximity: The property is located less than a two-minute walk from the local LUAS station, offering exceptional convenience for daily commuters heading into the city center.
- No management fees: As a freehold property constructed in 1999, the home operates without any annual management charges or service fees, reducing ongoing ownership costs significantly.
- Turnkey vacant possession: The home is completely vacant and ready for immediate occupation, allowing buyers to move in quickly without waiting for an upper chain to clear.
- Generous off-street parking: The expansive front driveway provides comfortable off-street parking space for three to four vehicles, which is a rare and valuable asset in this suburban neighborhood.
- Private outdoor space: The rear garden features a tidy lawn and an easterly facing patio that is privately screened by mature shrubs and bamboo, creating a secluded retreat.
- Efficient heating system: Fitted with a high-efficiency condensing gas boiler and vertical radiators throughout the downstairs rooms, the home offers effective climate control and comfortable modern living.
- Double-sided access: The property benefits from wide side passages on both sides, providing excellent utility for storing bicycles or outdoor equipment without needing to traverse the house.
- Energy upgrade potential: The current C1 BER rating can easily be elevated to a B rating by improving the attic insulation, presenting a straightforward value-add project for energy-conscious buyers.
- Included appliances: The sale includes high-quality kitchen appliances such as a full-height fridge, eye-level double oven, Smeg gas hob, and utility room white goods, reducing upfront moving expenses.
- Probative layout flexibility: Interconnecting reception rooms create a bright open-plan feel while retaining the ability to close off the front living room for a more intimate environment.
- Quality window glazing: The front facade features good quality German triple-glazed windows that effectively suppress outside street noise while enhancing thermal retention during colder winter months.
- Family-friendly neighbourhood: Situated at the end of a quiet cul-de-sac, the home enjoys reduced passing traffic and provides a safer environment for children to play outdoors.
- Comprehensive local amenities: The property sits directly opposite a shopping centre and within easy walking distance of schools, sports clubs, playgrounds, and the Samuel Beckett Civic Centre.
- Robust employment access: A convenient pedestrian footbridge over the nearby motorway grants rapid access to major employment hubs including the South County Business Park and Microsoft headquarters.
- Master ensuite convenience: The primary bedroom includes an ensuite shower room and fitted wardrobes, offering private personal amenities and excellent storage capacity for the new owners.
- Modernized utilities: A dedicated utility room provides extra storage, a countertop, and houses the washing machine, dryer, and freestanding freezer away from the primary kitchen workspace.
- Solid flooring choices: Downstairs is finished with durable solid pine flooring and frosted glass internal doors, giving the interior spaces a cohesive and premium aesthetic feel.
- Storage optimization: The entrance hall includes clever under-stairs shoe storage, while the third bedroom offers potential to add a custom wardrobe in the void space over the stairs.
- Stable asking price: The recorded asking-price history shows no price reductions since initial tracking, suggesting the seller holds a firm valuation position reflecting genuine local demand.
- Reopenable fireplace: The front sitting room features a blocked-off chimney that could potentially be reopened to install a solid fuel stove for cozy winter evenings.
But keep in mind:
- Chimney operational uncertainty: Since the living room fireplace is currently blocked off, buyers should verify its structural integrity and flues before attempting to install a solid fuel stove.
- Attic insulation requirements: Achieving a better energy rating will require out-of-pocket investment to upgrade the attic insulation up to modern thermal standards.
- Easterly garden orientation: The rear garden has an easterly facing aspect, meaning direct afternoon and evening sunlight will be limited compared to south or west-facing alternatives.
- Single-glazed rear windows: While the front windows feature upgraded triple-glazing, the rear windows are standard double-glazed units which may warrant future replacement for uniform efficiency.
- Compact third bedroom: The third bedroom is a small box room which might severely limit its usability as a standard double bedroom or comfortable long-term home office space.
- Traffic and commercial proximity: Being located directly opposite a local shopping centre could introduce occasional delivery truck noise, customer foot traffic, and parking congestion during peak hours.
- Potential boiler age: Although a condensing gas boiler is installed, buyers should commission a professional heating engineer to inspect its operational lifespan and service history.
- Proximity to major infrastructure: The nearby motorway and racecourse facilities could generate background noise or periodic traffic surges, which buyers should assess during a live site visit.
- Maintenance of mature foliage: The extensive mature shrubs and bamboo screening the back garden require ongoing gardening upkeep to prevent them from becoming overgrown or invasive.
- Potential drainage check: Buyers should verify the surface water drainage along the wide side passages and paved front driveway to ensure heavy rainfall runs off effectively away from the foundations.
- Electrical system verification: Given the 1999 construction date, a thorough electrical survey should be conducted to confirm the fuse board and wiring meet modern safety codes.
- Plumbing pump inspection: The hot press contains a water pump which should be tested for noise levels and operational reliability during property viewings to avoid unexpected replacement costs.
- Boundary fence inspection: Prospective buyers should review the legal title documents and physical boundary markers to ensure all side passage widths and garden limits correspond correctly.
- Lack of historical sales data: The absence of documented nearby transaction histories in the immediate cluster places extra emphasis on independent valuation to ensure the asking price is fair.
- Parking surface wear: The combination of a paved driveway and gravelled parking area requires periodic weed control and occasional gravel replenishment to maintain its tidy appearance.
- Interior cosmetic updating: While well-presented, some buyers may eventually wish to update the wall colors, tiling, or laminate flooring to suit their personal interior design preferences.
- Utility room ventilation: The utility room relies on a single window and external door for ventilation, meaning buyers should check for proper moisture extraction given the presence of a washer and dryer.
- Secondary bathroom size: The family bathroom is relatively compact at under two square meters, which could feel tight when accommodating multiple family members during busy morning routines.
- Shed condition review: The wooden garden shed included in the sale should be inspected for wood rot, damp penetration, and structural soundness before storing valuable items inside.
- future development changes: Buyers should check local planning registers for any upcoming commercial expansions or infrastructural developments in the surrounding Leopardstown Valley area.
Price positioning
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- The asking price of six hundred and fifty thousand euros appears broadly aligned with baseline expectations for a detached three-bedroom house in a well-connected suburban location, though minor upward pressure may exist due to freehold status and lack of management fees.
- Valuation signals show a competitive entry point relative to wider Dublin 18 transactions, balanced against a moderate C1 energy rating that leaves room for future efficiency upgrades to improve overall market appeal.
- Market support stems from its cul-de-sac positioning, proximity to the transport network, and turnkey vacant status, while potential headwinds include the need for prospective buyers to budget for thermal insulation enhancements.
- Additional relevance is provided by the absence of a chain and extensive off-street parking, which together enhance buyer convenience and streamline the transaction timeline in a competitive residential market segment.
Build Analysis
What we know from similar construction types
- The property is a detached custom-built house dating from 1999, situated on a freehold plot at the end of a cul-de-sac, offering wide side passages on both sides.
- Features include a high-efficiency condensing gas boiler, vertical radiators, a blocked-off chimney that could potentially be reopened for a solid fuel stove, and a mix of German triple-glazed windows to the front and double-glazed windows to the rear.
- Buyers should investigate the exact thermal performance and potential need for maintenance or upgrading of the double-glazed windows at the rear.
- A buyer should verify the status of the blocked-off chimney and ensure it is safe to reopen or use if desired.
- The attic space includes an access hatch and factory-insulated cylinder in the hot press; buyers should inspect the current level of attic insulation to verify the listing's suggestion that it can easily be upgraded to improve the BER rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 1,200 and 1,600 euro, based on the property size of approximately 100.8 square metres and a C1 BER rating featuring a high-efficiency condensing gas boiler.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- Official community river flood mapping indicates that the property is located a short distance away from any designated flood-risk zones.
- The low annual probability associated with nearby modelled areas suggests a generally low relative exposure to fluvial flooding from local watercourses.
- While mapped zones are nearby, general local topography and separation from known floodplains provide reassuring geographic context for the site.
The property is outside the mapped flood area. But the nearest mapped area is approximately 100 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Leopardstown Valley area
2 SANDYFORD HALL GROVE, SANDYFORD, DUBLIN 18
- Sale date
- Declared sale price
- €885,000.00
1 CRUAGH COURT, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €711,000.00
32 FOXROCK MANOR, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €1,315,000.00
APT 7 THE VIEW, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €360,000.00
APT 2 CAIRNBROOK VIEW, GLENAMUCK RD, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €471,000.00
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
8 DRINAGHMORE CLOSE, LEOPARDSTOWN, DUBLIN 18
- Sale date
- Declared sale price
- €445,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €6,500 — 1% of €650,000.
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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 typically range between 1,500 and 3,000 euro plus outlay and VAT.
- Land registration fees depend on the property value and generally cost between 600 and 800 euro for a property in this price bracket.
- Property valuation fees for mortgage or purchase purposes are usually around 150 to 300 euro.
- Surveyor or structural engineer inspection fees generally range from 400 to 800 euro depending on the depth of the survey.
- Annual home insurance for a detached house of this size typically costs between 400 and 700 euro.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of living within a two-minute walk of the Leopardstown Valley LUAS stop and the local shopping centre.
- Community discussions often praise the area for its family-friendly amenities, including nearby playgrounds, sports facilities, and local schools.
- Locals note that the pedestrian footbridge over the M50 provides quick access to employment hubs like South County Business Park as well as recreational spots like Leopardstown Racecourse.
- Traffic and parking around local retail hubs during peak commuting and shopping hours are occasionally discussed on neighborhood forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located within walking distance of several national schools and a local playground, making it very convenient for families with young children.
- Teenagers7/10
Proximity to the LUAS station and secondary schools provides good independence for teenagers, though evening entertainment options are somewhat limited locally.
- Multi-generational Living5/10
With three bedrooms and 100.8 square metres of space, multi-generational living might feel slightly cramped, although the open-plan layout offers decent social flow.
- Single Buyers6/10
The asking price of €650,000 for a three-bedroom detached house represents a significant investment for a single buyer, but the proximity to business parks and public transport is a strong advantage.
- Couples8/10
An open-plan kitchen and dining area, master ensuite, and convenient transport links make this an attractive option for couples looking to settle down.
- Empty Nesters7/10
Low maintenance outdoor areas and easy access to local amenities suit empty nesters, though the stairs and three bedrooms might exceed their daily requirements.
- Retirees6/10
While the single-level back garden and proximity to shopping and healthcare facilities are appealing, the presence of a stairs and potential need for accessibility adaptations should be considered.
Work
3 areas- Remote Working8/10
The third bedroom or quiet reception spaces can easily serve as a home office, supported by available broadband connections.
- Hybrid Commuting9/10
Being less than two minutes' walk from the LUAS station provides exceptional convenience for hybrid commuters heading into the city centre.
- Retired7/10
The quiet cul-de-sac location and proximity to local shops and healthcare facilities suit a relaxed retirement lifestyle.
Practical
8 areas- Ageing in Place6/10
The property offers single-level access to the garden and open-plan living downstairs, but buyers should investigate whether the bathroom and stairs layout suits long-term ageing in place.
- Low Maintenance8/10
With brick and low-maintenance external finishes, a compact garden, and no service charges, upkeep is relatively straightforward.
- Secure Gated Entry3/10
The property features an open driveway with off-street parking rather than a secure gated community entrance.
- Minimalist Design7/10
The white high-gloss kitchen and clean open-plan layout lend themselves well to a modern, minimalist aesthetic.
- Flexible Floor Plans7/10
Interconnecting reception rooms and a utility room offer good flexibility for family living arrangements.
- Heritage Home1/10
Built in 1999, this is a modern detached house rather than a traditional heritage property.
- Ecological Setup7/10
Featuring a high-efficiency condensing gas boiler, double and triple glazing, and a C1 BER rating with potential for upgrade, the home has a solid energy foundation.
- Outdoor areas8/10
The property benefits from a spacious front driveway, two wide side passages, and a private easterly-facing back garden with a patio and lawn.
Interests
9 areas- Gardening6/10
The property features a tidy back lawn, flower beds, and a patio area, offering a manageable space for keen gardeners without excessive upkeep.
- Walking8/10
Proximity to local parks, green spaces, and pedestrian infrastructure makes walking highly accessible from this location.
- Gym9/10
The nearby Westwood Club and local civic centre provide exceptional gym, swimming, and fitness facilities within a very short distance.
- Cycling7/10
Wide side passages offer convenient and secure storage for bicycles, and local roads connect well to surrounding areas.
- Golf8/10
Leopardstown Golf Centre is located just across the M50 footbridge, offering fantastic convenience for golf enthusiasts.
- Fishing2/10
There are no notable fishing amenities or rivers in the immediate vicinity of this suburban neighborhood.
- Horse Riding6/10
Proximity to Leopardstown Racecourse suggests a strong equestrian presence in the broader area, though local stables require further transport.
- Water Sports5/10
While nearby leisure centres offer indoor swimming pools, dedicated water sports require travel toward the coast or major lakes.
- Entertaining8/10
The open-plan kitchen and dining area, combined with French doors opening onto an easterly-facing patio, creates a great setup for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated at the end of a cul-de-sac, the house benefits from limited passing traffic and a private back garden screened by mature shrubs.
- Rural Living3/10
This is a suburban residential setting near a shopping centre and tram line, offering very little of a rural atmosphere.
- Village Living6/10
Proximity to the local shopping centre, nearby schools, and community amenities creates a somewhat village-like community feel within a suburban context.
- Coastal Living2/10
The location is landlocked in South Dublin with no immediate coastal access.
- Urban Living7/10
Easy access to the LUAS tram and major business parks provides strong connectivity to the wider urban environment of Dublin.
Social
6 areas- Community Involvement7/10
Local schools, sports clubs, and community facilities like the Samuel Beckett Civic Centre foster an active local community.
- Café Culture6/10
Nearby shopping centres offer local café options, though a wider selection requires travelling to nearby retail parks or town centres.
- Nightlife4/10
The immediate area is largely residential, with a local pub and bar/grill available, but extensive nightlife requires heading into central Dublin.
- Health/Wellness groups8/10
The nearby Westwood Sports Club and local civic facilities host numerous health and wellness activities and groups.
- Networking Opportunities7/10
Proximity to major employment hubs such as South County Business Park provides good professional networking potential.
- Tech-Hub Connectivity8/10
Proximity to prominent business parks and multinational tech employers ensures strong tech-sector connectivity.
Listing information
- Agent
- Casey Kennedy Estate Agents
- Phone
- +353 1 288 3688
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-EAFFD0HouseDelve · 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.