86 Beech Hill Drive, Donnybrook, Dublin 4D04A2C8
€675,000
3 Bed~2 Bath~92 m²~BER E1
What you'll like:
- Prime Dublin 4 Location: Situated in a highly sought-after residential development offering exceptional convenience to exclusive neighborhoods like Donnybrook, Ballsbridge, and Ranelagh for high-end urban living.
- Direct UCD Campus Access: The property backs directly onto university sports fields with a convenient laneway leading straight onto the campus, making it ideal for academics or students.
- Move-In Ready Condition: Maintained in excellent condition throughout, allowing new owners to settle in immediately without undertaking any immediate cosmetic renovations or emergency repairs.
- Desirable End-Terrace Layout: Occupying an end-of-terrace position provides superior privacy, reduced shared walls, and better natural light infiltration compared to mid-terrace alternatives.
- Valuable Side Entrance: Features a practical side access point that facilitates easy movement of bicycles, bins, and garden equipment without entering the main house.
- Rear Extension Added: The property has been extended to the rear, creating more generous and flexible living accommodation suitable for modern family requirements.
- Two Functional Bathrooms: Includes a convenient downstairs shower room alongside an upgraded main bathroom, reducing morning congestion for busy family households.
- Built-In Bedroom Storage: Fitted wardrobes and storage solutions are installed across all bedrooms, maximizing floor space and providing immediate convenience for occupants.
- Outdoor Storage Sheds: Includes a sturdy block-built shed and an additional storage barn, offering fantastic practical space for tools, hobbies, or seasonal items.
- Private Rear Garden: Enjoys a secure and private outdoor space that is perfect for children, pets, or outdoor dining during warmer summer months.
- Attractive Park Outlook: Positioned with an appealing outlook toward nearby green spaces and parkways, delivering a welcome sense of open space and tranquility.
- Established Mature Neighborhood: Located within a well-established community known for its strong residential demand and long-term capital stability in the property market.
- Excellent Public Transport: Well served by numerous Dublin Bus routes providing quick and reliable connections directly into the city centre and surrounding commercial hubs.
- Proximity to Elite Amenities: Surrounded by an impressive selection of cafes, gourmet restaurants, boutiques, and the renowned David Lloyd spa and gym facility.
- Reputable Local Schools: Close to a high concentration of well-regarded primary and secondary educational institutions, enhancing long-term property desirability for families.
- Proximity to Business Districts: Dublin principle business districts and St Stephen's Green are readily accessible, minimizing daily commute times for working professionals.
- Gas Fired Central Heating: Equipped with a dependable gas heating system that ensures reliable warmth and responsive temperature control throughout the home.
- Strong Rental Potential: The combination of university proximity and a prime Dublin 4 address makes this an exceptionally lucrative prospect for property investors.
- Virtually Staged Flexibility: Marketing materials show virtual staging that helps visualize potential furniture layouts, proving the rooms can accommodate comfortable modern living arrangements.
- Well-Balanced Accommodation: Features a thoughtful layout that successfully combines practical daily living areas with comfortable private quarters for all family members.
But keep in mind:
- Poor Energy Rating E1: The BER rating of E1 with high energy consumption indicates significant heat loss, requiring extensive fabric upgrades to achieve modern efficiency standards.
- Substantial Retrofit Costs: Bringing the property up to a modern energy standard will likely demand a considerable financial investment in insulation, windows, and heating upgrades.
- Untested Building Services: The selling agent explicitly notes that heating apparatus, fixtures, and fittings have not been tested, requiring thorough independent technical inspections before purchase.
- Compact Floor Area: Measuring approximately 92 square meters, the home is relatively compact, which may limit long-term expansion options for growing families.
- Potential Retrofit Disruption: Upgrading an E1-rated home to a sustainable energy band involves noisy and disruptive construction work that could delay immediate occupancy.
- Older Boiler Verification: Buyers must verify the age and efficiency of the gas boiler, as older systems associated with lower BER ratings often require replacement.
- Single Glazed Vulnerability: Depending on the age of current window installations, thermal retention may be poor, necessitating costly double or triple glazing replacements.
- Roof Insulation Check: Attic spaces should be inspected by a surveyor to ensure current insulation depths meet modern standards and prevent costly heat loss.
- Boundary Clarity Needed: The exact legal boundaries along the rear laneway backing onto university grounds should be verified by your solicitor to prevent encroachment issues.
- Extension Compliance: Buyers should ensure that all planning permissions and building regulations were fully met for the rear extension and downstairs shower room.
- Limited Off-Street Parking: The listing does not mention dedicated driveway parking, which could mean relying on on-street parking in a busy urban neighborhood.
- High Asking Price Pressure: At €675,000 for a 92 square meter home with an E1 rating, the price reflects heavy location premium rather than intrinsic building value.
- Potential Damp Issues: Properties with lower energy ratings from this era sometimes suffer from ventilation challenges leading to condensation and localized dampness.
- Electrical System Age: Older electrical fuse boards and wiring may require a complete safety overhaul to comply with contemporary domestic electrical standards.
- Plumbing Infrastructure Risk: Original galvanized or older pipework hidden within walls could be prone to leaks or reduced water pressure over time.
- High Heating Bills: Until energy efficiency improvements are completed, occupants should expect exceptionally high monthly utility bills during colder winter months.
- Proximity Noise Factors: Backing onto busy sports fields and university pathways may occasionally introduce noise and foot traffic disturbances during term times.
- Garden Orientation Unknown: The specific sun orientation of the rear garden is not detailed, which could impact natural light levels in the extended living spaces.
- Surface Water Drainage: Buyers should verify that the rear yard and block-built shed have adequate surface water drainage to prevent pooling during heavy rainfall.
- Future Compliance Mandates: Tighter future environmental regulations for residential rentals could penalize landlords holding properties with substandard E1 energy ratings.
Price positioning
?
- The asking price appears somewhat overvalued because it exceeds recent transactions for similar residential units within the immediate neighborhood, despite standard market growth.
- Upward pricing signals are driven by the desirable location near university amenities and parks, though potential overvaluation is visible when comparing square meter metrics to nearby completed sales.
- Strong local demand and attractive outdoor space could support such an elevated asking price, whereas a poor energy rating and necessary modernization might undermine buyer interest.
- Additional factors influencing the positioning include the property's end-of-terrace advantage and extended layout, which partially justify a premium over older localized benchmark figures.
Build Analysis
What we know from similar construction types
- The property is an end-of-terrace house featuring an extension to the rear and a downstairs shower room, along with an upgraded main bathroom and fitted storage.
- Given the E1 BER rating and features such as gas-fired central heating, a buyer should investigate the age of the boiler, insulation levels in the original structure versus the extension, and overall window glazing efficiency.
- A structural survey is recommended to assess the condition of the rear extension, roof integrity, and any potential dampness typical of homes in this energy rating bracket.
- Buyers should verify compliance and planning permission for the rear extension and any external outbuildings like the block-built shed and storage barn.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of E1, indicating significant energy inefficiency and high heat loss.
- A comprehensive deep retrofit to bring this 92 square meter home up to a modern B2 or A rating would likely cost between 45000 and 65000 euro.
- This estimated cost would cover external wall insulation, upgraded double or triple glazed windows and exterior doors, attic insulation, a modernized heating system or heat pump readiness, and airtightness improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1800 euro to 2300 euro.
- Short explanation: The property has a floor area of 92 square meters and a BER rating of E1, indicating lower energy efficiency and higher potential heating requirements compared to modern insulated homes.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and established, with no prominent heavy industrial facilities or major landfill sites in immediate apparent proximity.
- Any historical or legacy industrial concerns in the wider Dublin 4 district should be independently verified by prospective buyers if specific site history is of interest.
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
46A BEECH HILL DRIVE, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €600,000.00
82 BEECH HILL DR, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €675,000.00
60 BEECH HILL DR, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €662,000.00
83 BEECH HILL DR, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €655,000.00
68 BEECH HILL DR, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €393,750.00
Recent sales in the wider Donnybrook area
CLYDE MEWS, CLYDE LANE, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €2,008,000.00
APT 113 CEDAR HOUSE, MESPIL ESTATE, DUBLIN 4
- Sale date
- Declared sale price
- €420,000.00
APT 234 THE WATERSIDE, CHARLOTTE QUAY, RINGSEND DUBLIN 4
- Sale date
- Declared sale price
- €245,000.00
84 MOREHAMPTON ROAD, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €1,800,000.00
THE MEWS, 92 UPPER LEESON ST, DUBLIN 4
- Sale date
- Declared sale price
- €2,150,000.00
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
86 BEECH HILL DR, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €521,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price for properties under 1 million euro, equating to roughly 6750 euro.
- Solicitor legal fees: generally range between 1500 euro and 3000 euro excluding outlay and VAT.
- Land registration fees: roughly 170 euro to 800 euro depending on the registration type and property value.
- Property valuation fees: typically between 150 euro and 250 euro.
- Surveyor fees: generally range from 500 euro to 1200 euro depending on the depth of the survey required.
- Annual home insurance: estimated between 400 euro and 800 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight the excellent convenience of living near Donnybrook and UCD, noting the direct laneway access to the university campus as a major benefit.
- Local community discussions often praise the quiet, mature residential nature of Beech Hill Drive and its strong family-oriented appeal.
- Commuters in local forums frequently discuss the reliability and frequency of the various Dublin Bus routes serving the Donnybrook area.
- Neighbourhood groups regularly share positive feedback on nearby recreational amenities, including local parks, green spaces, and fitness facilities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located in a highly sought-after residential development in Donnybrook with a selection of primary and secondary schools within convenient reach, making it ideal for young families.
- Teenagers7/10
Proximity to the city centre and good public transport links give teenagers independence, while local parks and sports fields offer recreational opportunities.
- Multi-generational Living4/10
With a floor area of 92 m², 3 bedrooms, and 2 bathrooms including a downstairs shower room, the home is somewhat compact for multi-generational living, though the ground floor facilities are beneficial.
- Single Buyers7/10
The location in Dublin 4 close to business districts and amenities makes it attractive for single professionals, though the asking price of €675,000 is substantial.
- Couples8/10
Offers well-balanced accommodation, a private rear garden, and close proximity to the vibrant dining and café culture of Donnybrook, Ballsbridge, and Ranelagh.
- Empty Nesters7/10
The manageable size, excellent condition, and low-maintenance features appeal to empty nesters looking to downsize while staying in a prime Dublin location.
- Retirees6/10
The presence of a downstairs shower room aids accessibility, but buyers should investigate the implications of the E1 BER rating for heating comfort and energy costs in retirement.
Work
3 areas- Remote Working7/10
The home offers good storage and flexible space, though buyers should verify broadband speeds to ensure optimal remote working conditions.
- Hybrid Commuting9/10
Exceptionally well served by numerous Dublin Bus routes providing easy access to the city centre and principal business districts.
- Retired6/10
Convenient access to local amenities and healthcare services supports retirement living, though energy efficiency improvements may be desired.
Practical
8 areas- Ageing in Place6/10
The inclusion of a downstairs shower room is a significant practical benefit for ageing in place, though stairs remain.
- Low Maintenance7/10
The property is presented in excellent condition and very well maintained throughout, though the E1 BER rating suggests future energy-related upgrades may be needed.
- Secure Gated Entry2/10
The listing does not indicate a gated entry or private gated community setup.
- Minimalist Design5/10
A traditional end-of-terrace layout with fitted storage rather than an inherently minimalist architectural footprint.
- Flexible Floor Plans7/10
The property has been extended to the rear and features a downstairs shower room, offering good flexibility for modern family life.
- Heritage Home3/10
While located in a mature development, the property is a standard residential home rather than a protected heritage structure.
- Ecological Setup3/10
The current E1 BER rating indicates that the home's energy efficiency falls below modern ecological standards, and buyers should investigate potential upgrade costs.
- Outdoor areas7/10
Benefits from a valuable side entrance, a private and secure rear garden, a block-built shed, and an attractive outlook towards the parkway.
Interests
9 areas- Gardening5/10
Features a private and secure rear garden with a block-built shed and additional storage barn, offering modest space for gardening enthusiasts.
- Walking8/10
Nearby parks, green spaces, and a laneway leading directly onto the UCD campus provide fantastic options for walkers.
- Gym9/10
The property is very close to the renowned David Lloyd spa and gym, alongside other local wellness facilities.
- Cycling7/10
The central Dublin 4 location allows for accessible cycling commutes into the city centre and surrounding areas.
- Golf6/10
While there are no golf courses immediately adjacent, South Dublin's established clubs are within reasonable driving distance.
- Fishing2/10
The urban setting does not offer immediate access to fishing spots, requiring travel to coastal or river locations.
- Horse Riding2/10
An inner-suburban location with no local equestrian facilities nearby.
- Water Sports4/10
Proximity to Dublin Bay provides eventual access to water sports, though a short commute is necessary.
- Entertaining8/10
Extended to the rear with a private garden, good storage, and close proximity to fashionable restaurants and bars.
Lifestyle
5 areas- Quiet Living6/10
Situated in a mature residential development with an attractive outlook towards the parkway, though it remains in a bustling urban and suburban interface.
- Rural Living1/10
This is a solidly urban/suburban property in Donnybrook, Dublin 4, completely removed from rural settings.
- Village Living8/10
The property benefits from being within easy reach of local shops, boutiques, and restaurants in the heart of Donnybrook, creating a distinct village feel.
- Coastal Living3/10
While Dublin is a coastal city, this specific inland location in Donnybrook does not offer direct coastal proximity or seaside views.
- Urban Living9/10
Excellent access to Dublin city centre, St Stephen's Green, and principal business districts via numerous Dublin Bus routes.
Social
6 areas- Community Involvement7/10
Located in a mature and highly sought-after residential development with an active local community and neighborhood association feel.
- Café Culture9/10
The area is renowned for its exceptional selection of cafés, restaurants, and boutiques in Donnybrook, Ballsbridge, and Ranelagh.
- Nightlife7/10
Easy access to local pubs and restaurants, with the wider nightlife of Dublin city centre readily accessible.
- Health/Wellness groups9/10
Proximity to the David Lloyd spa/gym and local parks supports health and wellness activities.
- Networking Opportunities8/10
Proximity to Dublin's principal business districts and UCD makes this a strong location for professional networking.
- Tech-Hub Connectivity8/10
Close to major tech employer hubs in Dublin 2 and Dublin 4, ensuring strong connectivity for tech professionals.
Listing information
- Agent
- McGuirk Beggan Property Limited
- Phone
- 01 419 0600
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-605BA6HouseDelve · 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.