
Apt 23, Chestnut, Grattan Wood, Hole in the Wall Road, Donaghmede, Dublin 13D13XW80
€380,000
2 Bed~2 Bath~75 m²~BER B
What you'll like:
- Pristine turnkey condition: The property has been renovated to a very high standard with stylish contemporary interiors, allowing the buyer to move in without needing immediate costly repairs or upgrades.
- Energy efficient rating: Boasting an impressive B energy rating, the apartment should offer lower heating costs and better insulation compared to older properties on the market.
- Stunning coastal views: Positioned on the third floor, the apartment enjoys picturesque views of the sea, the Hill of Howth, and Ireland’s Eye from multiple rooms.
- Spacious outdoor balcony: Triple glazed doors open onto a generous balcony with seating space, providing an excellent outdoor area to relax while taking in the scenic coastal landscape.
- Modern kitchen upgrade: The contemporary kitchen features sleek granite countertops and integrated appliances, offering a highly functional and attractive space for cooking and daily meal preparation.
- Bespoke media wall: The open-plan living area includes custom cabinetry and an integrated multimedia electric fireplace, adding a sophisticated focal point and practical storage solutions.
- Dual double bedrooms: Both bedrooms are properly sized double rooms complete with extensive fitted wardrobes, ensuring ample storage and comfortable accommodation for residents or guests.
- Master en-suite bathroom: The master bedroom benefits from a newly refurbished en-suite shower room featuring quality sanitary ware, adding privacy and convenience for the primary occupant.
- Newly fitted bathrooms: Both the en-suite and main family bathroom have been finished with contemporary tiling, walk-in showers, and heated towel rails for a luxurious daily experience.
- Triple glazed windows: The installation of triple glazed windows helps enhance thermal retention while significantly reducing external noise levels from the surrounding neighborhood.
- Convenient DART access: Clongriffin DART station is within walking distance, providing fast and frequent commuter rail access directly into Dublin city centre.
- Robust bus connections: Several Dublin Bus routes service the immediate location, offering alternative public transport options for daily commuters and visitors alike.
- Nearby major roadways: The close proximity of the M1 and M50 motorways ensures convenient driving access to the broader transport network and Dublin Airport.
- Abundant local shopping: Residents will benefit from being close to both Donaghmede and Clarehall Shopping Centres, which provide a wide selection of retail stores and daily amenities.
- Recreational park access: Father Collins Park is located nearby, offering extensive green spaces, playgrounds, and recreational facilities for outdoor activities and weekend strolls.
- Sports facility proximity: Trinity Sports Centre is within easy reach, giving residents convenient access to indoor sports amenities, fitness classes, and swimming facilities.
- Dual parking provision: The property includes two designated parking spaces, which is a significant advantage for a multi-bedroom apartment in this suburban location.
- Elevator and staircase: The development is equipped with both elevator and staircase access, ensuring convenient mobility to the third-floor apartment for all residents.
- Stable asking price: The recorded asking-price history shows a steady position at €380,000 without erratic fluctuations, suggesting a confident and straightforward seller pricing strategy.
- Gated modern development: Set within a secure gated community, the property offers an enhanced sense of privacy and peace of mind for occupants.
But keep in mind:
- Annual management fees: The property carries an annual management fee of €2,300, which buyers must factor into their ongoing monthly holding costs and long-term budgeting.
- Third floor accessibility: Being situated on the third floor means reliance on the elevator or stairs, which could prove challenging during building maintenance or equipment moves.
- Gas fired central heating: The heating system relies on gas, so the buyer should verify the boiler age and servicing history to avoid unexpected replacement expenses.
- Management company review: Buyers should instruct their solicitor to thoroughly review the management company's financial health, sinking fund balances, and upcoming capital expenditure plans.
- Apartment sound transmission: Shared walls and ceilings in a third-floor apartment require diligence regarding potential noise transfer from neighboring units in the development.
- Service charge increases: Management fees are subject to future increases, so the buyer should investigate historical inflation rates of these charges within the development.
- Refuse and parking rules: The buyer should check specific development rules regarding visitor parking allocations, refuse management, and restrictions on common areas.
- Balcony maintenance liability: Ownership structures and maintenance responsibilities for balconies should be verified to ensure owners are not individually liable for structural repairs.
- Fire safety compliance: The buyer's surveyor should confirm that the building meets all current fire safety standards and cladding regulations for multi-story apartment complexes.
- Sinking fund adequacy: It is vital to check whether the development has accumulated a sufficient sinking fund to cover major structural repairs like roof or elevator replacements.
- Insurance cost trends: Rising building insurance premiums across apartment complexes could impact future service charges, making it wise to check recent development insurance history.
- Rental cap restrictions: Investors or future landlords must verify if any rental caps or corporate leasing restrictions apply to units within this specific management scheme.
- Pet policy limitations: Pet owners should review the development's official by-laws to ensure dogs or cats are permitted within the apartment building without restriction.
- Bicycle storage availability: The buyer should check if secure communal bicycle storage facilities are provided on-site for residents who cycle to work.
- Visitor access logistics: The gated nature of the development requires proper verification of the intercom and visitor entry systems to ensure smooth courier and guest access.
- Window cleaning logistics: Exterior window cleaning arrangements for third-floor apartments should be clarified to determine if they are covered by the management company.
- Waste disposal facilities: The buyer should inspect the location and capacity of the development's communal bin sheds to ensure convenient and clean rubbish disposal.
- Future local development: The buyer should investigate surrounding zoning and potential nearby construction projects that could alter local views or traffic patterns.
- Broadband speed verification: High-speed internet infrastructure should be independently verified by the buyer to ensure adequate connection speeds for remote working requirements.
- Energy rating audit: While a B BER rating is advertised, the buyer's surveyor should confirm that all retrofitted upgrades comply fully with current building regulations.
Price positioning
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- The asking price appears slightly ambitious relative to recent local transactions on the same estate, which have generally changed hands between €330,000 and €370,000 over the past year.
- Valuation signals are supported by extensive high-end interior upgrades, a strong B energy rating, triple-glazed windows, and desirable upper-floor sea views that distinguish this unit from standard developments.
- Market support could be undermined by the annual management fee of €2,300 and competition from other regional multi-unit developments, though turnkey condition and two parking spaces help justify the premium.
- The stable asking-price history without reductions indicates firm seller expectations, suggesting that achieving the full figure will rely heavily on securing a buyer who places high value on immediate move-in readiness.
Build Analysis
What we know from similar construction types
- The property is a third-floor apartment within a modern, gated development served by an elevator and staircase.
- The listing notes triple-glazed doors and windows, which should contribute positively to thermal and acoustic insulation.
- A B energy rating is indicated, suggesting good overall energy efficiency for the building.
- A buyer should investigate the management company accounts, sinking fund provisions, and annual service charges currently noted at approximately 2,300 euros per year.
- Verification of fire safety compliance, balcony structural integrity, and any planned or ongoing remedial works in the development should be carried out by a qualified surveyor.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 600 EUR to 900 EUR
- The property has a floor area of 75 square meters and benefits from a B energy rating, triple glazed windows, and gas-fired central heating, which help maintain good thermal efficiency.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly residential suburban area, appearing well-removed from major heavy industrial zones, active heavy manufacturing, or large-scale waste incinerators.
- Any historical land uses or legacy industrial concerns in the wider Dublin 13 district should be independently verified by the buyer as part of standard pre-purchase due diligence.
Flood Safe
9/10Water overflow reports to follow up
- The property is located on the third floor of the development, which significantly reduces the direct vulnerability of the main living spaces to surface water pooling.
- Deterministic mapping shows no recorded historical flood zones directly affecting this specific site, indicating a generally favorable geographic context relative to major watercourses.
- While coastal views towards Howth Head and Ireland's Eye are present, the surrounding suburban area of Donaghmede sits at a moderate elevation well removed from primary tidal flood risk zones.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
14 THE POPLAR, GRATTAN WOOD, DONAGHMEDE DUBLIN 13
- Sale date
- Declared sale price
- €362,000.00
APT.7 - THE OAK, GRATTAN WOOD, DONAGHMEDE
- Sale date
- Declared sale price
- €370,000.00
10 THE POPLAR, GRATTAN WOOD, DONAGHMEDE
- Sale date
- Declared sale price
- €330,000.00
4 THE SYCAMORE, GRATTAN WOOD, DONAGHMEDE DUBLIN 13
- Sale date
- Declared sale price
- €341,000.00
6 THE POPLAR, GRATTAN WOOD, DONAGHMEDE
- Sale date
- Declared sale price
- €275,000.00
Recent sales in the wider Donaghmede area
34 GRANGE PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €600,000.00
152 STAPOLIN LAWNS, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €565,000.00
1 GRACE OMALLEY RD, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €620,000.00
APT 8, 5 BEAU PARK ST, CLONGRIFFIN DUBLIN 13
- Sale date
- Declared sale price
- €315,000.00
34 RED ARCHES DR, THE COAST, BALDOYLE DUBLIN 13
- Sale date
- Declared sale price
- €450,000.00
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
- Estimated stamp duty: €3,800 — 1% of €380,000.
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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: 1,500 EUR to 2,500 EUR
- Land registration fees: 400 EUR to 800 EUR
- Property valuation fees: 150 EUR to 250 EUR
- Surveyor fees: 300 EUR to 600 EUR
- Annual home insurance: 350 EUR to 600 EUR
Forum Talk
What people are saying about this area
- Residents in the Donaghmede and Clongriffin areas frequently discuss the convenience of the local DART station and frequent bus routes for commuting into Dublin city centre.
- Local community forums highlight the high amenity value of nearby Father Collins Park, noting its modern facilities, playgrounds, and running tracks.
- Discussions regarding local shopping options often praise the proximity of both Donaghmede and Clarehall Shopping Centres for daily conveniences and retail options.
- Traffic flow along Hole in the Wall Road and surrounding junctions is a recurring topic of conversation during peak morning and evening commuting hours.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers two well-sized double bedrooms, but as a third-floor apartment with a balcony and lift access, parents of very young children should verify safety measures and pram storage logistics.
- Teenagers7/10
Two double bedrooms provide suitable space for teenagers, and the close proximity to DART services and recreational facilities like Father Collins Park is a distinct advantage.
- Multi-generational Living3/10
With a floor area of 75 square metres and a single bathroom plus an en-suite across two bedrooms, space is limited for multi-generational living arrangements.
- Single Buyers9/10
An exceptional two-bedroom turnkey apartment offering modern contemporary interiors, secure gated entry, and two parking spaces makes this an ideal setup for a single buyer.
- Couples9/10
The open-plan living and dining space with bespoke cabinetry, a spacious balcony with sea views, and a master en-suite provide a comfortable and stylish environment for couples.
- Empty Nesters8/10
Turnkey condition and low-maintenance apartment living with lift access appeal well to empty nesters looking to downsize while retaining quality finishes.
- Retirees7/10
The third-floor position benefits from elevator access, though retirees should consider whether relying on a lift fits their long-term accessibility preferences.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows one room to easily function as a home office, complemented by modern interiors and a quiet third-floor setting.
- Hybrid Commuting9/10
Clongriffin DART station is within walking distance, and several bus routes service the location alongside nearby M1 and M50 motorways, making hybrid commuting very accessible.
- Retired7/10
Low-maintenance apartment living with elevator access suits retirement, provided apartment management fee structures and long-term suitability are acceptable.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living is convenient, but reliance on an elevator and third-floor positioning are factors to consider for long-term mobility.
- Low Maintenance9/10
Presented in turnkey condition following recent renovations including new flooring, bathrooms, and a strong B energy rating, minimizing immediate maintenance.
- Secure Gated Entry9/10
Set within a modern gated development with secure access points and two designated parking spaces.
- Minimalist Design8/10
Features stylish contemporary interiors, sleek granite countertops, and bespoke cabinetry that align well with a minimalist aesthetic.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout with open-plan living areas; structural flexibility is inherently limited compared to detached houses.
- Heritage Home1/10
This is a modern apartment development rather than a period or heritage property.
- Ecological Setup8/10
Benefits from an impressive B energy rating and triple-glazed windows which contribute to improved thermal efficiency.
- Outdoor areas7/10
Features a spacious private balcony with a seating area and scenic sea views, alongside proximity to Father Collins Park.
Interests
9 areas- Gardening2/10
As a third-floor apartment, outdoor space is limited to a spacious balcony rather than a traditional garden.
- Walking8/10
Proximity to Father Collins Park and coastal viewing points nearby offers great opportunities for walking enthusiasts.
- Gym7/10
Trinity Sports Centre is nearby, providing extensive recreational and fitness facilities for residents.
- Cycling7/10
Good road connections and nearby park amenities support cycling, though buyers should verify secure bicycle storage facilities within the development.
- Golf6/10
The general north Dublin location provides reasonable access to a number of regional golf courses.
- Fishing4/10
Coastal proximity offers some sea fishing possibilities nearby, though access depends on specific local spots.
- Horse Riding2/10
The suburban apartment setting lacks immediate proximity to stables or equestrian facilities.
- Water Sports7/10
Views toward Howth Head and the coast highlight the potential for nearby marine and water activities.
- Entertaining9/10
The open-plan living, dining, and kitchen area featuring a bespoke media wall and electric fireplace, combined with a large balcony, makes this home exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in a modern gated development with triple glazed windows to help reduce external noise, though apartment living naturally involves some shared building activity.
- Rural Living1/10
This is a suburban apartment setting close to shopping centres and transport links, offering none of the characteristics of rural life.
- Village Living5/10
Proximity to local shopping centres and everyday amenities offers a degree of convenience, though it remains distinctly suburban.
- Coastal Living8/10
The apartment boasts stunning views of the sea, the Hill of Howth, and Ireland’s Eye from its third-floor position and balcony, offering a strong coastal connection.
- Urban Living8/10
Conveniently situated with several Dublin Bus routes and Clongriffin DART station within walking distance for easy access to the city centre.
Social
6 areas- Community Involvement6/10
Gated developments offer structured community living, with local parks and amenities providing avenues for broader local engagement.
- Café Culture6/10
Nearby shopping centres and suburban hubs offer local spots for coffee and socializing, though not an intense urban cafe strip.
- Nightlife4/10
The immediate residential suburban location is quieter, requiring travel into the city centre for extensive nightlife options.
- Health/Wellness groups7/10
Proximity to sports facilities and parks supports participation in local fitness, pilates & stretching, and wellness activities.
- Networking Opportunities5/10
Standard residential location with easy DART access to city business networks, but limited professional networking directly on-site.
- Tech-Hub Connectivity7/10
Excellent transport links via the DART allow straightforward commuting to major employment and tech hubs across Dublin.
Listing information
- Agent
- JB Kelly
- Phone
- 01 839 3402
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-0E8B5BHouseDelve · 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.