9 Abbey Street, Howth, Co. DublinD13VX61
€1,150,000
4 Bed~3 Bath~173 m²~BER B
What you'll like:
- Prime Village Location: Situated directly in the heart of Howth Village, this home provides immediate walking access to renowned cafes, restaurants, shops, and local daily amenities.
- Excellent Energy Rating: Featuring a strong B energy rating, the residence ensures reduced utility bills and superior thermal comfort throughout changing seasonal weather patterns.
- Comprehensive 2015 Renovation: The property was fully renovated and substantially extended in 2015, delivering modern structural standards, contemporary electrical setups, and updated interior finishes.
- Upside Living Layout: The upper floor features a stunning open-plan kitchen and family room layout, specifically designed to maximize natural light and elevate daily living spaces.
- Harbour View Decking: The multi-tiered rear garden culminates in a top decking area that delivers breathtaking, elevated panoramic views over the picturesque Howth Harbour.
- Generous Floor Area: Spanning approximately 173 square metres, the residence provides balanced proportions across four well-sized bedrooms and three functional bathrooms for family life.
- Dedicated Parking Paved: The front garden includes a paved driveway with dedicated parking space for up to two cars, a rare convenience in this central village location.
- Electric Vehicle Charging: Equipped with an installed electric vehicle charging point, the property easily supports modern green transportation needs right at your front door.
- Quality Combi Boiler: A modern combi gas boiler provides efficient instant hot water and central heating control, contributing to the overall reliability of the home.
- Heritage Sash Windows: The front elevation features elegant double-glazed sash windows that successfully maintain the historic character and streetscape charm of the conservation area.
- Dual Open Plan Zones: The first-floor spaces connect seamlessly via glazed doors, allowing residents to easily transition between the bright kitchen area and the front dining room.
- Vaulted Ceiling Charm: The rear family room boasts impressive vaulted ceilings and Velux windows, enhancing the sense of volume and bringing abundant natural light inside.
- Remote Gas Fireplace: The family room features a convenient remote-controlled gas fire, offering instant cozy warmth and a contemporary focal point for relaxation spaces.
- Functional Utility Area: A dedicated utility space is fully plumbed for separate washing machines and dryers, keeping laundry tasks completely out of the main kitchens.
- Abundant Built-in Storage: Every bedroom includes customized built-in wardrobes, while additional clever storage solutions are integrated throughout the hallways and under the stairs.
- Ensuite Master Facility: Bedroom one includes a private fully tiled ensuite shower room, offering modern convenience and privacy for the primary occupants of the home.
- Chic Roll-Top Bath: The first-floor bathroom features an original enamel roll-top bath, combining period aesthetic appeal with modern plumbing fixtures and hidden built-in wardrobes.
- Convenient DART Access: Local commuters benefit from being within easy walking distance of the Howth DART station, offering direct rail connections into central Dublin.
- Nearby Bus Services: A local bus service operates directly on Abbey Street, providing alternative public transport links for daily commuting and local neighbourhood travel.
- Outdoor Dining Tiers: The thoughtfully landscaped multi-tiered rear garden creates a series of private outdoor zones specifically tailored for relaxation and seamless outdoor entertaining.
But keep in mind:
- Inverted Living Layout: The inverted living arrangement places the kitchen and primary family room on the first floor, which might prove challenging for mobility-impaired residents carrying groceries.
- Steep Garden Steps: The multi-tiered rear garden relies on concrete steps to reach upper viewing decks, meaning prospective buyers should carefully assess accessibility for young children.
- Heritage Street Restrictions: Located within a historic village streetscape, future exterior modifications or alterations may face local planning constraints to preserve the visual character.
- Village Footfall Noise: Being positioned right in the bustling heart of Howth Village could potentially bring increased weekend pedestrian noise, local traffic, and lively nightlife sounds.
- Compact Secondary Bedrooms: While the home offers four bedrooms, some secondary rooms are modestly sized, meaning buyers should verify furniture layouts for comfortable double beds.
- Shared Boundary Party Walls: As an attached or closely built village dwelling, buyers should investigate party wall agreements and potential sound insulation levels with adjacent properties.
- Terraced Garden Maintenance: The complex multi-tiered landscaping features artificial grass, raised beds, and multiple decks requiring ongoing specialized upkeep and periodic structural timber checks.
- Basement Level Sleeping: Positioning all four bedrooms on the ground floor means lower-level windows face street or garden boundaries, potentially impacting privacy without window treatments.
- Single Ensuite Provision: With four bedrooms sharing only three total bathrooms, larger family dynamics may require queuing during busy morning routines despite the utility shower room.
- Gas Heating Reliance: Heating relies entirely on gas infrastructure via a combi boiler, leaving the property vulnerable to future fluctuations in wholesale fossil fuel energy prices.
- Window Draft Risks: Historic sash windows at the front require careful ongoing maintenance of cords and seals to prevent heat loss compared to modern outward-opening frames.
- Airport Proximity Flightpaths: Situated roughly seventeen kilometres from Dublin Airport, buyers should spend time at the property to monitor potential overhead aircraft noise levels.
- Driveway Turning Space: The paved front driveway accommodates two cars, but tight street widths on Abbey Street may make reversing and maneuvering into traffic slightly tricky.
- Extension Structural Audit: The 2015 renovation substantially extended the original building footprint, making it vital for surveyors to inspect building control sign-offs and structural ties.
- Limited Attic Storage: Vaulted ceilings on the first floor reduce traditional attic roof space, meaning household storage relies entirely on built-in wardrobes and external sheds.
- Surface Water Drainage: Multi-tiered gardens sloping downward toward the house require robust surface water drainage systems to prevent pooling near ground-floor bedroom walls.
- Exposed Decking Weathering: The elevated top decking relies on regular treating and staining to withstand coastal Irish weather conditions without suffering from premature rot.
- Kitchen Island Clearance: The open-plan first-floor kitchen features an island with integrated appliances, so buyers should check that walking clearances remain comfortable during cooking.
- Listed Area Diligence: Buyers should commission a thorough structural survey to verify that historic damp proofing and modern extension junctions meet current building standards.
- Resale Market Liquidity: The niche architectural design and higher price point of over one million euros cater to specific lifestyle buyers, which can occasionally influence future resale timelines.
Price positioning
?
- The asking price appears reasonably aligned with local transactions given the extensive architectural renovation, high energy efficiency rating, and prime coastal village location that command a noticeable premium over standard older dwellings nearby.
- Upward valuation signals stem from the substantial 2015 extension, bespoke first-floor living spaces capturing harbor views, multi-tiered landscaped gardens, and high-end interior finishes which significantly elevate the property above average regional stock.
- Potential factors supporting this valuation include robust buyer demand for turnkey homes in prestigious seaside locations, while macroeconomic shifts or localized supply increases could potentially challenge or undermine such ambitious pricing expectations.
- Overall, the figure reflects a fair market reflection for a fully modernized, architecturally distinct residence offering versatile family accommodation and exceptional outdoor amenities directly within the heart of a highly sought-after community.
Build Analysis
What we know from similar construction types
- The property was fully renovated and substantially extended in 2015, combining an older front section featuring traditional sash windows with a contemporary architecturally designed first-floor extension.
- A buyer should investigate the building certification, planning permission, and compliance records for the 2015 extension and major reconfiguration.
- Given the multi-tiered sloping nature of the rear garden and retaining structures leading up to the top deck, a structural survey should verify the stability and drainage of the terraced landscaping.
- The presence of a combi gas boiler, double-glazed windows, and an electric vehicle charging point indicates modern infrastructural updates, but a thorough snag list and inspection of the roof, vaulted ceilings, and Velux windows is advised.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,200 to €1,600.
- Explanation: Given the property features a modern B energy rating, double glazing, and a combi gas boiler heating a 173 m² floor area, thermal efficiency is relatively high, though multi-level living spaces and vaulted ceilings may require moderate energy consumption during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established coastal residential setting within Howth Village, appearing well away from major heavy industrial zones, incinerators, or active large-scale landfills.
- Any historical or localized environmental factors are typical of older coastal settlements and should be verified independently if specific concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- The elevated positioning of parts of the property and its terraced rear garden rising toward the upper deck suggest a lower general risk of direct surface flooding.
- Given the proximity to the coast and Howth Harbour, buyers should verify specific local flood risk assessments with the local authority, particularly regarding extreme weather or tidal events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 GARLAND COURT, ABBEY STREET, HOWTH
- Sale date
- Declared sale price
- €500,000.00
20 ABBEY STREET, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €900,000.00
1 ABBEY ST, HOWTH, DUBLIN
- Sale date
- Declared sale price
- €1,075,000.00
2 GARLAND COURT, ABBEY ST, HOWTH
- Sale date
- Declared sale price
- €452,000.00
Recent sales in the wider Howth area
5 EVORA PARK, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €750,000.00
23 HOWTH LODGE, HOWTH RD, HOWTH
- Sale date
- Declared sale price
- €800,000.00
GLENLION LODGE, THORMANBY ROAD, HOWTH
- Sale date
- Declared sale price
- €1,125,000.00
12 ST LAWRENCE TERRACE, HOWTH, DUBLIN
- Sale date
- Declared sale price
- €595,000.00
8 BALSCADDEN RD, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €375,000.00
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 €11,500 to €115,000 depending on the applicable residential tier rate for a property priced at €1,150,000.
- Solicitor legal fees: approximately €2,000 to €4,000 plus VAT and outlays.
- Land registration fees: approximately €600 to €800 for property registration and mapping.
- Property valuation fees: approximately €150 to €300 for mortgage or independent valuation.
- Surveyor fees: approximately €800 to €1,500 depending on the depth of the structural survey for a 173 m² home.
- Annual home insurance: approximately €600 to €1,200 depending on the level of buildings and contents cover chosen.
Forum Talk
What people are saying about this area
- Locals frequently discuss the vibrant lifestyle in Howth Village, highlighting the excellent selection of seafood restaurants, cafés, and weekend markets.
- Residents on community forums often share updates regarding coastal walks around Howth Head and the scenic views overlooking Dublin Bay and the harbour.
- Commuters in neighborhood groups frequently discuss transport links, noting the convenience of the local DART station and bus services for travelling into Dublin city centre.
- Parents often exchange recommendations regarding the range of well-regarded primary and secondary schools situated around the peninsula.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The home offers four well-proportioned bedrooms and practical spaces like a utility area and enclosed rear garden, making it very suitable for young children, though buyers should verify internal stair safety.
- Teenagers8/10
Four bedrooms provide ample personal space, and the central village location allows teenagers independence with nearby DART access and local amenities.
- Multi-generational Living6/10
While there are four bedrooms on the ground floor which can suit less mobile family members, the main living areas are inverted on the first floor, which may present accessibility considerations.
- Single Buyers7/10
An exceptional property in a prime village setting, though its larger 4-bedroom footprint and asking price represent a significant investment for a single occupant.
- Couples9/10
Features stunning first-floor open-plan living, a luxury kitchen, and excellent entertaining spaces that suit couples looking for a high-end coastal lifestyle.
- Empty Nesters8/10
Offers ground-floor bedrooms and low-maintenance features like double glazing and a combi gas boiler, though the multi-tiered garden requires some upkeep.
- Retirees7/10
The ground floor includes bedrooms and a shower room, but the inverted living arrangement with first-floor kitchen and reception rooms means stairs are a daily requirement.
Work
3 areas- Remote Working9/10
One of the ground-floor bedrooms is currently set up as a home office, and the bright, spacious layout provides excellent remote working environments.
- Hybrid Commuting9/10
Commuters are exceptionally well catered for with a bus service on Abbey Street and the DART station within comfortable walking distance.
- Retired8/10
An incredible retirement option for those seeking a vibrant seaside community with all essential services within walking distance.
Practical
8 areas- Ageing in Place6/10
While ground-floor bedrooms and a shower room offer convenience, the primary kitchen and living spaces are located on the first floor.
- Low Maintenance8/10
Fully renovated and extended in 2015 with a strong B BER rating, double glazing, and modern combi boiler reducing upkeep needs.
- Secure Gated Entry4/10
The property features a private paved driveway for two cars, though it is not part of a gated community.
- Minimalist Design7/10
Clean architectural lines, vaulted ceilings, and open-plan spaces offer a modern aesthetic balanced by heritage sash windows.
- Flexible Floor Plans9/10
With four bedrooms on the ground floor and expansive open-plan living upstairs—including a room currently utilized as an office—the layout is highly adaptable.
- Heritage Home7/10
Retains charming period features such as heritage-style sash windows to the front while incorporating a modern 2015 rear extension.
- Ecological Setup8/10
Benefits from an efficient B BER rating, double glazing, high insulation standards, and a convenient electric vehicle charging point.
- Outdoor areas10/10
Features a stunning multi-tiered landscaped garden with top-deck harbor views and private dining areas.
Interests
9 areas- Water Sports10/10
Sailing, kayaking, and various water sports are central to the Howth lifestyle with the local harbour and sailing clubs close by.
- Entertaining10/10
Designed specifically for hosting, featuring an expansive first-floor open-plan kitchen and family room flowing onto a terraced outdoor dining deck.
- Gardening7/10
Features a spectacular multi-tiered landscaped rear garden with raised flower beds and artificial grass areas for keen gardeners to enjoy.
- Walking10/10
Howth is renowned for its scenic cliff walks, pier strolls, and immediate access to outdoor trails right from the doorstep.
- Gym7/10
Local amenities include health and fitness options within the wider Howth and Sutton areas.
- Cycling8/10
The coastal roads and Howth peninsula offer fantastic cycling routes, with secure bike storage potential and an EV charging point.
- Golf9/10
Howth is famous for its world-class golf courses situated nearby on the peninsula.
- Fishing9/10
Howth Harbour is a historic working fishing port offering excellent maritime and angling opportunities nearby.
- Horse Riding6/10
Equestrian facilities can be accessed in the wider Fingal region outside the immediate village center.
Lifestyle
5 areas- Quiet Living6/10
Situated right in the heart of picturesque Howth Village, offering a vibrant community feel, though central village locations can experience occasional local activity noise.
- Rural Living3/10
This is an urban village setting rather than rural, surrounded by established streetscapes, shops, and transport links.
- Village Living10/10
Located directly in Howth Village with cafés, restaurants, shops, and services right on the doorstep.
- Coastal Living10/10
Boasts harbor views from the top decking area, proximity to the pier, and a true coastal village atmosphere.
- Urban Living7/10
Combines village convenience with excellent public transport including the DART and bus services, connecting easily to wider Dublin.
Social
6 areas- Community Involvement9/10
Howth offers a strong sense of community with active local groups, sailing clubs, and community associations.
- Café Culture10/10
An unrivalled selection of acclaimed cafés, restaurants, and artisan shops are situated right on the doorstep.
- Nightlife8/10
The village boasts numerous popular local pubs, seafood restaurants, and evening venues within easy walking distance.
- Health/Wellness groups8/10
Local access to pilates & stretching studios, wellness clubs, and seaside fitness groups.
- Networking Opportunities7/10
Good local business community and easy DART access into Dublin city center for professional networking.
- Tech-Hub Connectivity8/10
Dublin's tech hubs are easily reachable via the nearby DART line and bus network.
Listing information
- Agent
- Sherry FitzGerald Sutton
- Phone
- 01 839 4022
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-19E04FHouseDelve · 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.