85 Saint Brendan's Crescent, Greenhills, Dublin 12D12C6F6
€495,000
3 Bed~1 Bath~92 m²~BER C2
What you'll like:
- External wall insulation: The property features a recently installed exterior insulation wrap, which significantly enhances thermal retention and reduces future domestic heating expenses for the buyer.
- Extended kitchen space: A large kitchen and dining extension at the rear provides an expansive, family-friendly ground floor layout ideal for modern daily living and hosting guests.
- Sunny rear garden: The property boasts a favorable sunny aspect in the private rear outdoor space, creating a bright environment for gardening, entertaining, and outdoor family activities.
- Useful side access: Dedicated side access provides practical convenience for bringing in bikes, bins, and garden equipment without needing to pass through the main living areas.
- Tymon Park proximity: Located just a short stroll from Tymon Park, residents benefit from effortless access to vast green spaces, walking trails, and premier recreational amenities.
- Shopping centre access: Excellent retail convenience is offered by the nearby Ashleaf and Rathfarnham shopping centres, providing diverse grocery, retail, and dining options within minutes.
- Terenure village proximity: The vibrant shops, cafes, and local services of Terenure and Templeogue villages are only a short drive away, enriching the local lifestyle appeal.
- Robust public transport: Frequent and dependable local bus routes service the surrounding area, offering straightforward and reliable commuting options into Dublin city centre.
- Easy motorway connection: Motorists will appreciate the quick and convenient access to the M50 motorway network, facilitating efficient travel across the wider Dublin region and beyond.
- Popular residential pocket: Situated in a traditionally sought-after area of Dublin 12, the location offers strong long-term community appeal and enduring neighbourhood desirability for families.
- Generous bedroom sizes: Upstairs accommodation includes three well-proportioned bedrooms, providing comfortable and flexible private sleeping quarters or home office spaces for growing households.
- Contemporary family bathroom: The upper floor features a modern and stylishly appointed family bathroom, sparing the incoming buyer from immediate costly renovation or upgrading works.
- Dual reception rooms: The ground floor layout incorporates two separate reception areas, offering valuable functional flexibility for a formal sitting room, playroom, or home office.
- Bright interior spaces: Large windows and thoughtful interior configuration maximize natural daylight penetration throughout the home, creating an inviting and uplifting daily living environment.
- Stable asking price: The recorded asking price history shows absolute stability at €495,000 without erratic fluctuations, suggesting a confident and straightforward pricing strategy by the vendor.
- Family-oriented neighbourhood: The surrounding crescent setting is exceptionally family-friendly, featuring quiet residential surroundings that foster a secure and welcoming environment for children.
- Outdoor entertainment potential: The sizable rear garden layout is ideally suited for summer barbecues and family gatherings, maximizing the usability of the property footprint.
- Ready to occupy: The comprehensive standard of existing upkeep and modern updates allows a buyer to move in with minimal immediate capital expenditure required for repairs.
- Commuter friendly location: Strategic positioning within Dublin 12 balances suburban peace with rapid connectivity to major employment hubs across the capital city.
- Strong resale fundamentals: The combination of an extended floor plan, C2 energy rating, and popular location underpins solid future capital preservation and strong market demand.
But keep in mind:
- C2 energy rating: Although improved by external insulation, a C2 BER rating still leaves room for further energy upgrades to achieve the highest efficiency standards.
- Single bathroom constraint: Having only one bathroom serving three generously sized bedrooms may create morning queues and congestion for a busy family household.
- Missing property type: Official listing details omit the specific architectural classification, requiring buyers to verify whether the dwelling is end-terrace, semi-detached, or mid-terrace.
- Potential parking limits: Buyers should independently verify off-street parking provisions and driveway capacities, as traditional crescent layouts can occasionally present street parking competition.
- Extension compliance: Due diligence should confirm that all planning permissions and building regulations were fully secured for the large rear kitchen extension.
- Insulation documentation: The buyer's surveyor should inspect the quality of the recent external insulation wrap and verify any associated contractor guarantees or SEAI grants.
- Roof structure inspection: The addition of a C2 rating and exterior wrapping makes it crucial to check the roof timbers, attic insulation levels, and ventilation systems.
- Drainage and plumbing check: Older housing stock in this neighbourhood may feature legacy plumbing or drainage lines that warrant a comprehensive CCTV drain survey before purchase.
- Electrical system review: The purchaser's electrician should test the fuse board and wiring infrastructure to ensure compliance with current safety regulations in extended properties.
- Window and door seals: Double glazing and exterior doors should be closely inspected for thermal efficiency and hardware wear to prevent future draft issues.
- Boundary line verification: Legal advisors should carefully examine the title deeds and site map to confirm the exact boundaries of the side access and rear garden.
- Local traffic patterns: Proximity to major arterial routes and the M50 may generate localized rush-hour traffic congestion on nearby feeder roads during peak commuting times.
- Future expansion limits: Because the ground floor is already extended, further structural additions or footprint enlargements may be constrained by remaining garden space.
- Ventilation and condensation: Tightly wrapped external insulation requires proper indoor ventilation management to prevent potential condensation buildup within the living spaces.
- Ongoing maintenance costs: As with any mature suburban home, buyers should budget for routine upkeep of older structural elements alongside modern improvements.
- Price history stasis: The complete lack of price movement in the tracking history indicates firm vendor resolve, meaning initial below-asking offers may face resistance.
- Garden orientation sunlight: While described as sunny, buyers should personally visit at different times of day to confirm exact shadow patterns cast by neighbouring properties.
- Storage provision limits: Beyond the bedrooms, built-in storage options appear modest, which may require the buyer to invest in bespoke cabinetry or attic conversion.
- Acoustic insulation check: Semi-detached or terraced configurations in this neighbourhood should be checked for party wall soundproofing to ensure adequate private quietness.
- Insurance risk assessment: Buyers must verify that the property's location has no historical vulnerability to local surface water pooling or minor weather-related drainage issues.
Price positioning
?
- The asking price appears somewhat overvalued because competing three-bedroom homes in the wider Dublin 12 postal district frequently achieve lower final transaction amounts according to recent verified property price register records.
- Undervaluation signals are minimal given the stable initial list price, though positive market signals include valuable upgrades like external insulation wrapping, an extended kitchen layout, and a highly accessible suburban location.
- Factors that could support the ambitious asking price include sustained buyer demand for energy-efficient homes and proximity to local parks, whereas potential overpricing risks could undermine competitiveness during active market negotiations.
- The listing history reveals no price reductions since tracking began, suggesting the selling agent is currently testing buyer willingness at the upper tier of the local market segment before considering any downward adjustments.
Build Analysis
What we know from similar construction types
- The property features a large kitchen extension and has been recently fully insulation wrapped, which should noticeably improve thermal retention and overall energy efficiency.
- A buyer should verify that proper planning permission and building control compliance were obtained for the kitchen extension.
- Given the presence of external wall insulation wrap, an inspection should confirm that ventilation, damp-proofing, and detailing around windows and doors were correctly handled to prevent moisture bridging.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Based on the 92 square meter floor area and C2 BER rating, combined with the recently installed external wall insulation wrap which should help improve thermal retention.
Pollution Safe
9/10Environmental situation to investigate
- The location is primarily residential, showing no immediate or apparent proximity to major industrial pollution sources, incinerators, or active large-scale landfills.
- Any historical or legacy land uses in the broader Dublin 12 area should be independently verified by prospective buyers if specific concerns arise.
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
No verified results were found for this group in the previous five years.
Recent sales in the wider Greenhills area
428 GALTYMORE RD, DRIMNAGH, DUBLIN 12
- Sale date
- Declared sale price
- €435,000.00
29 BALFE RD EAST, WALKINSTOWN, DUBLIN 12
- Sale date
- Declared sale price
- €430,000.00
65 COMERAGH RD, DUBLIN 12, DUBLIN
- Sale date
- Declared sale price
- €460,000.00
106 ST PATRICKS RD, WALKINSTOWN, DUBLIN 12
- Sale date
- Declared sale price
- €582,500.00
106 ST PATRICKS RD, WALKINSTOWN, DUBLIN 12
- Sale date
- Declared sale price
- €17,500.00
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
- Estimated stamp duty: €4,950 — 1% of €495,000.
?
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: €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or purchase valuation.
- Surveyor fees: €500 to €1,000 depending on the level of detail in the structural survey.
- Annual home insurance: €350 to €700 depending on the level of building and contents coverage.
Forum Talk
What people are saying about this area
- Residents in the Greenhills and Dublin 12 area frequently praise the neighborhood for its strong community feel and family-friendly atmosphere.
- Locals often highlight the proximity to Tymon Park as a major asset for walking, recreation, and family activities.
- Traffic congestion during peak commuting hours on connecting routes toward the M50 and city center is a common topic of discussion among local motorists.
- Buyers and residents often note the high demand for housing in this pocket due to well-established local amenities and schools.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three generous bedrooms, a bright and spacious layout, and a sunny rear garden ideal for children to play safely, located close to Tymon Park and local amenities.
- Teenagers7/10
With three well-sized bedrooms and multiple reception rooms, there is sufficient independent living space for growing teenagers, plus good proximity to local bus routes and recreational facilities.
- Multi-generational Living4/10
At 92 square metres with one bathroom, the home has a relatively compact footprint that might feel tight for multi-generational living without substantial internal modifications.
- Single Buyers8/10
A well-located three-bedroom house offering a great balance of space for a single buyer looking to establish a long-term home with room for a home office or guests.
- Couples9/10
An excellent choice for couples planning for the future, providing extra rooms for home working, entertaining, or starting a family in a popular Dublin 12 pocket.
- Empty Nesters7/10
Manageable floor area and low-maintenance improvements like exterior insulation wrap make it practical, though stairs and a single bathroom should be considered for long-term ageing in place.
- Retirees6/10
The home offers convenient single-level ground floor reception spaces, but retirees should note the presence of upstairs bedrooms and a single upstairs bathroom.
Work
3 areas- Remote Working7/10
The second reception room and generous bedrooms provide viable spaces to set up a comfortable home office environment.
- Hybrid Commuting8/10
Well serviced by frequent bus routes and offering easy access to the M50 motorway network, making hybrid commuting to Dublin city or beyond practical.
- Retired6/10
Suitability for retirement depends on personal preference for maintaining a house and garden versus single-level apartment living.
Practical
8 areas- Ageing in Place5/10
While the ground floor offers good reception space, the presence of stairs and a sole upstairs bathroom means adaptations might be required for long-term ageing in place.
- Low Maintenance7/10
The recent application of an exterior insulation wrap helps improve thermal efficiency and reduces external upkeep needs.
- Secure Gated Entry2/10
The property is an open-access suburban home with street frontage rather than a secure gated development.
- Minimalist Design5/10
Features a traditional extended semi-detached or terraced layout with defined rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
The inclusion of a living room, second reception room, and an extended kitchen/diner provides great flexibility in how living spaces can be used.
- Heritage Home3/10
A standard mid-20th century suburban family home rather than a protected period or heritage property.
- Ecological Setup7/10
The C2 BER rating is complemented by a recent full exterior insulation wrap, enhancing thermal retention and energy efficiency.
- Outdoor areas8/10
Benefits from a large sunny-facing rear garden and convenient side access, offering versatile outdoor space for recreation and storage.
Interests
9 areas- Gardening6/10
Features a sunny-facing rear garden that offers a pleasant space for domestic gardening and planting projects.
- Walking8/10
Tymon Park is located just a short stroll away, offering extensive pathways and green spaces for daily walks and recreational strolls.
- Gym6/10
Convenient access to surrounding suburban areas ensures local fitness facilities and community gyms are reachable within a short drive.
- Cycling6/10
Reasonable suburban road connectivity allows for cycling, though buyers should verify local cycle lane infrastructure towards the city centre.
- Golf6/10
Several golf clubs in the wider South Dublin region are accessible by car from this location.
- Fishing2/10
The immediate neighbourhood is built-up residential, offering little to no local fishing opportunities without travelling further afield.
- Horse Riding2/10
Equestrian facilities are not a feature of this densely populated suburban area.
- Water Sports1/10
Located far from coastal waters or major inland water sports hubs.
- Entertaining8/10
The property benefits from an extended kitchen/dining area and a large sunny-facing rear garden, making it exceptionally well-suited for hosting guests and family BBQs.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular residential crescent in Greenhills, offering a generally peaceful neighbourhood feel while remaining close to urban conveniences.
- Rural Living1/10
This is a firmly suburban residential setting in Dublin 12 with dense housing and immediate access to urban amenities, offering no rural characteristics.
- Village Living7/10
Proximity to Terenure and Templeogue villages provides a charming local community feel with nearby shopping centres and local cafés.
- Coastal Living1/10
The property is located inland in South Dublin and has no proximity to the coast or marine environments.
- Urban Living8/10
Excellent access to Dublin city via frequent bus routes and major road networks makes this a highly convenient location for urban commuters.
Social
6 areas- Community Involvement7/10
An established residential neighbourhood with local parks and community hubs fostering a strong sense of local engagement.
- Café Culture6/10
Local shopping centres and nearby villages like Terenure offer a good selection of neighbourhood cafés and eateries.
- Nightlife4/10
Primarily a quiet residential suburb, meaning evening entertainment requires travel into nearby villages or Dublin city centre.
- Health/Wellness groups6/10
Proximity to parks and local community facilities supports local health and pilates & stretching classes in the wider area.
- Networking Opportunities5/10
Primarily residential, requiring travel into commercial or tech hubs for active professional networking.
- Tech-Hub Connectivity6/10
Good road and bus links to Dublin's major employment and tech centres, alongside potential for reliable home broadband.
Listing information
- Agent
- DNG Tallaght
- Phone
- 01 459 9522
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-2F03DBHouseDelve · 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.