8 Eden Park Road, Goatstown, Dublin 14D14E364
€825,000
3 Bed~1 Bath~107 m²~BER D2
What you'll like:
- South Facing Garden: The expansive thirty-metre long rear garden benefits from an optimal southerly aspect, flooding the outdoor space with all-day sunlight and providing an exceptional environment for gardening enthusiasts or families.
- Cul-De-Sac Setting: Situated in a highly sought-after and quiet residential cul-de-sac, the property offers minimal passing traffic and a safe environment which is particularly appealing for families with young children.
- Attached Garage Potential: The inclusion of an attached garage provides secure off-street parking and substantial storage, while also offering immediate structural scope for conversion into additional habitable living space subject to planning permission.
- Expansion Opportunities: Generous plot dimensions and a large footprint provide excellent scope for enlarging the existing dwelling both to the side and to the rear without severely compromising outdoor amenity space.
- Private Off-Street Parking: A large private brick-paved driveway at the front provides convenient off-street parking accommodations for multiple vehicles, eliminating street parking hassles for residents and visiting guests alike.
- Mature Neighbourhood Charm: Located in the heart of established Goatstown, the surrounding area features mature trees and well-kept homes that foster a strong sense of community and long-term neighbourhood stability.
- Bright Living Room: The main living room features a large front window that captures abundant morning natural light, creating a bright and welcoming atmosphere for daily relaxation and entertaining guests.
- Feature Fireplace: A working feature fireplace located in the primary reception room provides both a charming focal point and a cozy heating option during colder winter evenings.
- Separate Dining Room: Having a dedicated dining room allows for formal sit-down meals and offers flexible layout options for future modern open-plan kitchen and living space configurations.
- Direct Garden Access: The dining room features convenient patio door access leading directly onto a large rear patio area, seamlessly blending indoor and outdoor living during warmer summer months.
- Country Style Kitchen: The functional west-facing kitchen and breakfast room is equipped with charming oak country-style cabinets and warm wood floors, offering plenty of practical daily workspace.
- Generous Bedroom Proportions: All three upstairs bedrooms are described as generously proportioned with comfortable dimensions, ensuring adequate space for double beds and growing family members.
- Built-In Wardrobes: Every bedroom comes equipped with integrated built-in wardrobes, maximizing floor space availability and providing immediate storage solutions for new occupants upon moving in.
- Main Bathroom Layout: The light and bright main bathroom includes the convenience of both a bathtub and a separate shower enclosure, accommodating varied daily family routine preferences.
- Outdoor Toilet Facility: The inclusion of an outdoor WC alongside the large storage shed in the rear garden is exceptionally practical for gardening days or outdoor family gatherings.
- Proximity To Education: The address is ideally located close to an excellent selection of well-regarded local schools and University College Dublin, making it a wise investment for academic families.
- Convenient Transport Links: Residents enjoy easy access to Dublin City Centre and surrounding suburbs via nearby public transport options, including the highly efficient local LUAS tram network.
- Shopping Proximity: Excellent proximity to major shopping destinations like Dundrum Town Centre and Stillorgan ensures that retail, dining, and entertainment amenities are always just a short journey away.
- Good General Condition: Presented in good condition throughout by the current owners, the property allows buyers to move in comfortably without undertaking immediate emergency renovations.
- Glass Enclosed Porch: A practical glass-enclosed front porch provides a weather-protected transition space into the hallway, helping to retain household heat and prevent dirt tracking.
But keep in mind:
- Low BER Rating: The property currently holds a D2 Building Energy Rating, indicating poor thermal efficiency which will likely result in high heating bills until significant insulation upgrades are completed.
- Renovation Energy Costs: Bringing the dwelling up to modern energy efficiency standards required for a comfortable climate will necessitate substantial financial investment in insulation, windows, and heating systems.
- Single Bathroom Constraint: Having only one bathroom to service three bedrooms may create morning queues and functional bottlenecks for a busy family or visiting guests.
- Potential Structural Works: Capitalising on the advertised enlargement potential will require navigating complex planning permission processes and incurring significant architectural and construction expenses.
- Garage Structural Check: Buyers should have a surveyor inspect the attached garage to verify its structural integrity and suitability for a future conversion into habitable rooms.
- Dated Kitchen Finishes: While functional, the oak country-style kitchen cabinets and finishes may feel dated to modern buyers, prompting an expensive desire for a complete kitchen replacement.
- Single-Glazed Porch: The glass-enclosed porch could represent a thermal weak point, and buyers should check its glazing quality to ensure it effectively prevents heat loss from the main hallway.
- Heating System Age: Due to the D2 energy rating, prospective purchasers should commission an independent inspection of the boiler and central heating infrastructure to assess remaining operational lifespan.
- Roof Insulation Status: The adequacy of attic and roof insulation should be verified during a structural survey to determine if immediate top-up works are required to reduce heat loss.
- Electrical Wiring Review: Older suburban homes in this mature neighbourhood can occasionally feature outdated electrical wiring that may not meet current safety standards and requires professional upgrading.
- Drainage System Inspection: The presence of mature trees near the extensive rear garden warrants a thorough CCTV drain survey to check for root ingress or cracked underground pipes.
- Boundary Fence Verification: Buyers must instruct their legal representative to carefully check the title deeds and confirm the exact boundaries of the thirty-metre long rear garden against encroachments.
- Potential Asbestos Presence: Given the age profile typical of properties in this location, buyers should remain vigilant for older building materials that might contain asbestos during any planned renovations.
- Window Glazing Efficiency: The windows throughout the house should be evaluated for thermal performance and operational condition, as older frames may contribute significantly to heat loss.
- Traffic Congestion Risks: The highly sought-after Goatstown location and proximity to schools and universities may result in notable local traffic congestion during peak morning and evening commuting hours.
- Storage Shed Condition: The large storage shed in the rear garden should be inspected for dampness, roof soundness, and structural stability before storing valuable items inside.
- Upstairs Ventilation Check: The main bathroom should be checked for adequate mechanical ventilation or natural airflow to prevent chronic moisture accumulation and potential mold growth issues.
- Upgrading Costs Uncertainty: Estimating the exact costs of expanding and modernizing the property carries inherent financial risks, and buyers should secure detailed builder quotes prior to bidding.
- Surface Water Drainage: The extensive patio and lawn area in the south-facing garden should be assessed for proper surface water drainage to prevent pooling during heavy Irish rainfall.
- Cul-De-Sac Turnaround: While quiet, cul-de-sac settings can occasionally present restricted turning or parking space for larger delivery vehicles or multiple visitor cars.
Price positioning
?
- The asking price appears somewhat conservative when compared against verified transactional benchmarks on the same street, suggesting potential undervaluation given the established local market norms.
- Upward valuation signals stem from the presence of a substantial south-facing garden and an attached garage, offering considerable scope for future structural enlargement that similar nearby properties have commanded higher prices for.
- Factors that could undermine this pricing position include the relatively modest energy rating and the single bathroom layout, which might require immediate capital expenditure by prospective buyers to modernize the accommodation.
- Additional relevance is found in the highly sought-after cul-de-sac setting and proximity to established educational and transport infrastructure, which consistently supports robust demand and competitive bidding environments in the immediate locality.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom semi-detached home featuring an attached garage and a floor area of 107 square metres, offering traditional cavity wall or solid wall construction typical of houses of this era, which a buyer should verify through a structural survey.
- The listing highlights excellent scope for enlargement, including potential extensions to the side (utilising the garage) and to the rear, as well as opening up the ground floor layout; buyers should investigate local planning precedents and regulations regarding side and rear extensions.
- The presence of an attached garage and a substantial 30-metre long south-facing rear garden provides significant development potential, though any structural alterations or conversions should be inspected by a qualified professional for compliance and structural integrity.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D2, indicating that the energy performance is poor and falls within the D-G range requiring significant energy upgrades.
- A comprehensive deep retrofit to bring the home to a modern B2 BER standard or higher would likely cost between EUR 45,000 and EUR 65,000.
- This estimated cost would cover external or internal wall insulation, upgrading windows and doors to high-performance double or triple glazing, attic insulation, and potentially installing a heat pump system along with necessary heating controls and airtightness improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800.
- Explanation: Given the 107 square meter floor area and the D2 BER rating, the property has a relatively low energy efficiency rating, which typically leads to higher energy consumption and increased heating costs during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established suburban residential neighbourhood well away from heavy industrial zones, major manufacturing plants, or active waste incinerators.
- There are no prominent legacy industrial pollution sites or major municipal landfills immediately adjacent to the immediate cul-de-sac, though routine environmental checks are always recommended.
Flood Safe
9/10Water overflow reports to follow up
- The general Goatstown and Dublin 14 area is situated well above major coastal flood risk zones and major tidal flood plains.
- Surface water accumulation during exceptionally heavy rainfall remains a localized possibility in low-lying spots, so standard conveyancing drainage searches should be verified by the buyer.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
14 EDEN PARK RD, GOATSTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €875,000.00
16 EDEN PARK RD, GOATSTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €891,950.00
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 to 2 percent of the purchase price, amounting to between €8,250 and €16,500 for an asking price of €825,000.
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: approximately €600 to €800 depending on the registry type.
- Property valuation fees: around €150 to €300.
- Surveyor fees: approximately €500 to €1,000 depending on the depth of the survey.
- Annual home insurance: roughly €400 to €800 depending on the policy and cover level.
Forum Talk
What people are saying about this area
- Locals in Goatstown frequently discuss the excellent proximity to UCD and local educational facilities, making the area popular with families.
- Residents often highlight the convenience of transport links, particularly the nearby LUAS green line stops providing quick access to Dublin city centre.
- Community forums often mention the strong demand for mature residential cul-de-sacs in the area, noting the quiet neighbourhood feel.
- Local discussions occasionally touch upon traffic management and school-run congestion during peak morning and evening hours along main access routes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a large private south-facing rear garden measuring 30 meters, which is fantastic for young children to play safely. Its location in a quiet cul-de-sac and close proximity to local schools makes it well-suited for a young family.
- Teenagers7/10
With three bedrooms, an attached garage, and proximity to various educational institutions like UCD and local schools, teenagers will have adequate space and good access to transport links like the LUAS for independence.
- Multi-generational Living5/10
While the semi-detached layout provides three bedrooms, the single bathroom and current floor plan may feel compact for multi-generational living, though the attached garage and scope for enlargement offer future potential.
- Single Buyers6/10
A 3-bedroom semi-detached home offers plenty of space for a single buyer looking to settle in a sought-after area, though the asking price and maintenance of a larger garden should be considered.
- Couples8/10
Couples will appreciate the quiet residential cul-de-sac setting, the generous living and dining rooms, and the excellent transport links to Dublin City center via the nearby LUAS.
- Empty Nesters7/10
The property offers single-level potential adaptations and a peaceful neighborhood, making it appealing for empty nesters wanting to downsize to a manageable home with a wonderful garden, although stairs are present.
- Retirees6/10
The quiet cul-de-sac location and proximity to local shops and cafes suit retirees well, though the property's D2 BER rating might require energy efficiency upgrades, and buyers should verify if aging-in-place modifications are needed.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows space for a dedicated home office, and the quiet cul-de-sac location provides a peaceful environment for remote work.
- Hybrid Commuting8/10
Excellent transport links, including the nearby LUAS and proximity to Dundrum, Stillorgan, and Dublin City, make hybrid commuting very convenient.
- Retired7/10
The quiet residential neighborhood and proximity to local services make it a comfortable home for retirees.
Practical
8 areas- Ageing in Place5/10
While the single-level garden access and quiet neighborhood are positives, the presence of stairs to all three bedrooms and a single upstairs bathroom mean buyers should verify if future adaptation for ageing in place is feasible.
- Low Maintenance6/10
The home is presented in good condition, but the large 30-metre mature rear garden will require ongoing maintenance, and the D2 BER rating suggests potential energy efficiency updates.
- Secure Gated Entry3/10
The property features private off-street parking for multiple cars and an attached garage, but it lacks a secure gated entry system.
- Minimalist Design4/10
The home features traditional elements such as a working feature fireplace, oak country-style kitchen cabinets, and a conventional semi-detached layout rather than a minimalist architectural style.
- Flexible Floor Plans7/10
The separate dining room provides scope for opening out into the kitchen or living room, and the attached garage offers excellent potential for future enlargement.
- Heritage Home3/10
This is a standard semi-detached suburban home rather than a protected or historical heritage property.
- Ecological Setup3/10
The current D2 BER rating indicates that energy efficiency is below modern ecological standards, meaning buyers should investigate potential upgrades.
- Outdoor areas9/10
An exceptional asset is the large, private, south-facing rear garden spanning 30 meters, complete with a patio area, outdoor w/c, large storage shed, and a brick-paved front driveway with an attached garage.
Interests
9 areas- Gardening9/10
The property boasts an extensive 30-metre long south-facing rear garden with a large patio area and mature planting, offering exceptional potential for gardening enthusiasts.
- Walking7/10
The suburban location provides pleasant neighborhood walking conditions and easy access to local shops, recreational amenities, and nearby urban centers.
- Gym6/10
While there is no home gym built-in, the attached garage provides ample space to set up a private home fitness area.
- Cycling6/10
The residential roads offer reasonable cycling connectivity to surrounding areas like Dundrum and UCD, though main arterial routes should be navigated with care.
- Golf6/10
The south Dublin location provides reasonable access to a number of local golf courses and clubs within a short drive.
- Fishing2/10
The property is located in a built-up suburban neighborhood with no notable fishing amenities nearby.
- Horse Riding3/10
As an urban/suburban residential setting, equestrian facilities are limited and would require travel further out towards the fringes of the city.
- Water Sports2/10
Being inland in Goatstown, water sports facilities are not immediately accessible locally.
- Entertaining8/10
Features a separate spacious dining room with patio door access, a large patio area, and an extensive south-facing rear garden that is ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a highly sought-after cul-de-sac location in Goatstown, the home offers a quiet residential setting away from heavy traffic.
- Rural Living2/10
This is firmly an urban/suburban setting in Goatstown, Dublin 14, offering very little of a rural atmosphere aside from a mature rear garden.
- Village Living7/10
The proximity to local shops, cafes, and recreational amenities in Goatstown gives it a distinct community village feel while remaining close to the city.
- Coastal Living1/10
The property is located inland in Goatstown, Dublin, with no proximity to the coast.
- Urban Living8/10
Located in Dublin 14 with great accessibility to Dundrum, Stillorgan, and Dublin City via nearby transport links including the LUAS, offering strong urban convenience.
Social
6 areas- Community Involvement7/10
Set within a mature, established residential cul-de-sac in Goatstown, offering good opportunities for local community engagement.
- Café Culture7/10
The property benefits from an excellent selection of local shops and cafes nearby, with Dundrum and Stillorgan also offering vibrant café scenes.
- Nightlife6/10
While the immediate neighborhood is quiet and residential, nightlife options are readily accessible via nearby transport links into Dublin City and Dundrum.
- Health/Wellness groups7/10
Proximity to UCD and surrounding suburban centers provides good access to local health, fitness, and wellness clubs.
- Networking Opportunities7/10
Easy access into Dublin City and tech/business hubs via the LUAS supports professional networking.
- Tech-Hub Connectivity8/10
The property's Dublin 14 location offers strong connectivity to major employment and tech hubs across the city via well-served transport routes.
Listing information
- Agent
- LWK Premium Collection
- Phone
- +353 153 10 777
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-AF0EB8HouseDelve · 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.