Garth Lodge, 9 Tivoli Terrace South, Dun Laoghaire, Co. DublinA96PR62
€1,395,000
4 Bed~2 Bath~223 m²~BER F
What you'll like:
- Detached period charm: The property is an exceptionally handsome detached villa-style residence that retains rare original architectural features, giving it immense character and market appeal for heritage lovers.
- Prime coastal location: Tucked away on a quiet road, it sits just a short stroll from the vibrant boutique villages of Monkstown, Glasthule, and Sandycove.
- Private leafy perimeter: Mature boundary landscaping creates a secluded, peaceful sanctuary for residents while remaining right on the fringes of urban Dun Laoghaire.
- Idyllic south orientation: The rear garden enjoys a highly coveted south-facing orientation, maximizing natural sunlight throughout the day for outdoor recreation and relaxation.
- Generous off-street parking: A spacious gravel forecourt at the front provides ample private parking space, a major convenience for a central location.
- Elegant formal reception: Two superbly proportioned front reception rooms feature tall ceilings, centre roses, ornate coving, and striking marble fireplaces.
- Original period joinery: Sliding sash windows complemented by functional window shutters enhance the authenticity and thermal control of the formal entertaining spaces.
- Impressive garden room: A standout vaulted wood-paneled garden room with surrounding glazing provides an expansive, bright environment ideal for family gatherings.
- Sociable country kitchen: The open-plan kitchen, living, and dining area at garden level forms a warm, integrated hub designed for modern family interaction.
- Practical bootility space: A very large utility and boot room provides essential everyday storage, laundry management, and direct pedestrian side access.
- Versatile bedroom layout: The accommodation spans multiple levels, offering four well-proportioned bedrooms that can easily adapt to remote working or guest needs.
- Original boundary character: Sections of original granite boundary wall remain visible around the perimeter, anchoring the property firmly in its historical context.
- Exceptional transit access: Public transport links including the DART, Aircoach, and various Dublin Bus routes offer seamless commutes into the city centre.
- Rich marine leisure: Proximity to the Dun Laoghaire seafront gives residents immediate access to four prestigious sailing clubs and scenic coastal walks.
- Abundant local amenities: The surrounding area is packed with diverse dining choices, specialist shops, tennis clubs, and modern fitness facilities.
- Charming architectural arrival: Granite steps rise to an elegant hall door crowned by a large fanlight that floods the entrance hall with light.
- Bright natural flow: A substantial light-bearing window on the top return and glass garden room doors ensure sunlight penetrates deep into core corridors.
- Wine storage potential: Under-stair storage currently utilized as a wine cellar adds a unique, practical luxury touch to the lower level layout.
- Multiple outdoor zones: The rear grounds feature two distinct patio areas perfectly arranged for outdoor dining alongside a well-maintained lawn.
- Established residential enclave: Tivoli Terrace South is a quiet, highly sought-after one-way street known for its strong community stability and high demand.
But keep in mind:
- Poor energy rating: The home carries a disappointing BER rating of F, which indicates substandard thermal efficiency and high ongoing heating overheads.
- Substantial retrofit costs: Bringing the property up to a modern, energy-efficient standard will likely require a significant capital investment in insulation and heating.
- Bathroom count limitation: Despite a generous 223 square meter floor area, the property only features two bathrooms, which may create morning bottlenecks for four bedrooms.
- Basement level damp risk: Garden-level living and kitchen spaces in older period villas should be carefully inspected for rising damp and sub-floor moisture.
- Aged kitchen finishes: The cream kitchen units and laminate flooring at garden level appear dated and may warrant replacement soon after purchase.
- Single-glazed sash vulnerability: Traditional sliding sash windows contribute significantly to heat loss and drafts unless extensively upgraded or retrofitted with double glazing.
- Attic insulation limits: The shower room attic access suggests roof spaces should be checked to verify adequate modern insulation thickness and ventilation.
- Historic plumbing systems: Older properties often retain legacy pipework materials that buyers should inspect to avoid unexpected leaks or low water pressure.
- Electrical compliance check: Buyers must verify whether the consumer unit and household wiring have been updated to meet contemporary safety standards.
- Potential roof maintenance: Vaulted ceilings in the upper bedrooms and garden room require thorough professional inspection to ensure timbers and coverings are sound.
- Basement drainage inspection: The lower-level configuration should be checked by a surveyor to ensure exterior drainage channels prevent pooling during heavy rainfall.
- One-way traffic constraints: The quiet one-way nature of the access road can occasionally lead to congestion or limited visitor parking options nearby.
- Listed or conservation status: Depending on local planning guidelines, historical preservation rules might restrict certain types of external alterations or extensions.
- Basement window security: Ground-level windows facing the front require careful security assessment given their accessibility from the gravel parking forecourt.
- Internal bedroom sinks: Bedrooms 3 and 4 feature integrated vanity sinks, which could indicate older layout styles that may require modernization or reconfiguration.
- High heating expenditure: Due to the F energy rating, prospective owners should budget for considerably higher annual utility bills until deep retrofits are completed.
- Boundary wall maintenance: Original stone boundary walls add historic charm but may require specialist masonry repointing and structural upkeep over time.
- Staircase navigation limits: Multi-level split layouts with steep internal stairs may pose long-term accessibility challenges for occupants with mobility concerns.
- Garden privacy screening: While leafy, buyers should verify if neighboring developments or future infill projects could impact the privacy of the south-facing garden.
- Open fire operational safety: The traditional open-fire marble fireplaces should be tested and chimney flues swept or lined before regular active use.
Price positioning
?
- Recent transaction records for detached and larger properties directly along the same road demonstrate comparable homes achieving values closely aligned with the current asking price level.
- The asking figure of one million three hundred ninety-five thousand euros sits comfortably against verified local sales such as nearby detached residences trading around one million four hundred forty-six thousand euros.
- Property features including a substantial floor area of two hundred twenty-three square meters, period details, and a south-facing garden support the positioning relative to historical evidence.
- A poor energy rating of F suggests that prospective purchasers should investigate potential upgrade costs, which could impact overall value alignment and future modernization expenditure.
Build Analysis
What we know from similar construction types
- The property is an established detached villa-style period residence featuring traditional construction methods, tall ceilings, sliding sash windows with window shutters, and original architectural details like ceiling coving and marble fireplaces.
- A buyer should investigate the thermal performance and moisture levels of the older solid or return walls, given the F energy rating, and check for any potential dampness or ventilation issues inherent in period buildings.
- The integration of the modern garden room and lower garden level layout should be verified for compliance with building regulations and planning permissions, particularly regarding any historic alterations or extensions.
- The condition of the roof structure, original sliding sash windows, and plumbing or electrical systems should be carefully inspected by a professional surveyor to identify any deferred maintenance.
Retrofit Cost*
Possible renovating / insulating expenditure
- A deep retrofit for a 223 m² detached period property with an F BER rating typically involves substantial intervention, including internal or external wall insulation (where permitted by conservation considerations), attic insulation, window upgrading or secondary glazing, and the installation of a modern high-efficiency heating system (such as a heat pump).
- Given the scale and protected or period character limitations on certain historic features, comprehensive deep retrofit works can range from €45,000 to €80,000+, depending on the extent of sensitive fabric upgrades required to achieve a BER rating of B2 or higher.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,500 to €5,500.
- Explanation: Given the large 223 m² floor area combined with an inefficient F Building Energy Rating, the property is likely to experience substantial heat loss through its structure. Actual costs will heavily depend on occupant heating patterns, energy tariffs, and the efficiency of the existing heating installations, which a buyer should verify.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property sits on elevated terrain well above coastal flood risk zones, though buyers should verify local surface water drainage capacity during extreme weather events.
- Proximity to the Dun Laoghaire coastline makes checking local authority strategic flood maps advisable for comprehensive peace of mind.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
10 CLIFTON COURT, TIVOLI TERRACE SOUTH, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €485,000.00
TIVOLI MEWS, 7 TIVOLI TERRACE SOUTH, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €1,110,000.00
APT 6 BAYVIEW COURT, TIVOLI TERRACE SOUTH, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €412,000.00
11 CLIFTON COURT, TIVOLI TERRACE SOUTH, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €460,000.00
15 TIVOLI TERRACE SOUTH, DUN LAOGHAIRE, DUBLIN
- Sale date
- Declared sale price
- €1,446,000.00
Recent sales in the wider Dun Laoghaire area
139 GRANITEFIELD MANOR, ROCHESTOWN AVE, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €370,000.00
3 WOODLANDS DR, DUN LAOGHAIRE, DUBLIN
- Sale date
- Declared sale price
- €855,000.00
4 CASTLEGATE, OLIVER PLUNKETT ROAD, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €360,000.00
42 SMITHS GARDENS, YORK ROAD, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €475,000.00
1 ST JOSEPHS TERRACE, TIVOLI RD, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €550,000.00
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 €23,900 based on residential rates of 1% on the first €1 million and 2% on the remaining €395,000 for a property asking €1,395,000.
- Solicitor legal fees: Broadly estimated between €2,500 and €5,000 plus VAT and outlays for conveyancing services.
- Land registration fees: Around €600 to €800 depending on the property value and Land Registry electronic or manual lodgement methods.
- Property valuation fees: Typically ranges from €150 to €300 if required by a mortgage lender.
- Surveyor fees: Roughly €1,000 to €2,500 for a detailed structural survey, which is recommended for older period properties to investigate the condition of period features, granite boundaries, and fabric.
- Annual home insurance: Generally estimated between €600 and €1,200 annually depending on coverage level, rebuilding cost, and location factors.
Forum Talk
What people are saying about this area
- Residents frequently highlight the fantastic lifestyle appeal of living close to the coast and boutique villages like Monkstown and Glasthule.
- Traffic calming and parking congestion on narrow one-way Victorian streets are recurrent topics of discussion among locals.
- High demand for period properties with retained original features continues to draw strong interest from family buyers moving into the Dun Laoghaire area.
- Discussions around local infrastructure emphasize excellent connectivity via the DART and multiple bus routes into Dublin city centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property offers an enclosed south-facing rear garden and four bedrooms, providing plenty of room for young children, though buyers should verify safety features around multi-level layouts and granite steps.
- Teenagers8/10
With four bedrooms and multiple reception and garden spaces, teenagers can enjoy good independence and privacy within a well-connected coastal area close to public transport like the DART.
- Multi-generational Living7/10
The expansive floor area of 223 m² and multi-level layout offer flexible accommodation zones, though the traditional split-level structure might present mobility challenges for older family members.
- Single Buyers5/10
At an asking price of €1,395,000 and with a large 223 m² footprint, this detached home is costly and potentially oversized for a single occupant, though the vibrant location near Monkstown is appealing.
- Couples8/10
Couples looking for a spacious home with period charm, excellent entertaining spaces, and proximity to upscale villages and seaside amenities will find this property very attractive.
- Empty Nesters7/10
The property provides generous living space close to coastal walks and boutique shops, but the multi-level layout and garden maintenance may require careful consideration for down-sizers.
- Retirees6/10
Proximity to local amenities, Dun Laoghaire seafront, and transport links is ideal, but prospective buyers should verify whether the multi-story configuration suits long-term aging in place.
Work
3 areas- Remote Working8/10
The 223 m² floor plan offers plenty of distinct rooms and quiet spaces that can easily be adapted into functional home offices.
- Hybrid Commuting9/10
Excellent public transport options including the DART, Aircoach, and multiple Dublin Bus routes provide seamless connectivity to Dublin city centre.
- Retired8/10
An ideal setup for retirees seeking proximity to community amenities, coastal walks, and medical services, provided they are comfortable with stairs.
Practical
8 areas- Ageing in Place5/10
While the home is spacious, buyers should investigate the multi-story layout and granite entrance steps regarding long-term accessibility and aging in place.
- Low Maintenance4/10
A property of this size with mature gardens, historic period features, and a BER rating of F will likely require ongoing maintenance and energy upgrades.
- Secure Gated Entry6/10
Features generous off-street parking behind a gravel forecourt and a leafy perimeter, though buyers should verify automated security gate provisions.
- Minimalist Design3/10
The home is rich in traditional period features, tall ceilings, ornate coving, marble fireplaces, and classic joinery rather than minimalist aesthetics.
- Flexible Floor Plans8/10
Spanning multiple levels with versatile reception rooms, a garden room, and an open-plan kitchen area, the layout offers flexible family living arrangements.
- Heritage Home10/10
Retains an abundance of original period features including sliding sash windows with shutters, ceiling roses, picture rails, and granite boundary walls.
- Ecological Setup3/10
The property carries a low BER rating of F, meaning buyers should investigate and budget for energy efficiency improvements.
- Outdoor areas9/10
Features an exceptional south-facing rear garden with two patio areas, a generous lawn, and mature trees, alongside off-street parking at the front.
Interests
9 areas- Gardening8/10
Features an idyllic south-facing rear garden with a generous lawn, curated plants, trees, and original granite boundary walls, complemented by mature front planting.
- Walking10/10
The location is exceptionally well-suited for walking enthusiasts, with close proximity to coastal paths, piers, and nearby heritage villages.
- Gym8/10
There are several gyms and sports grounds located close by in the surrounding Dun Laoghaire and Monkstown area.
- Cycling8/10
The coastal surroundings and nearby roads offer great connectivity and scenic routes for cyclists exploring south Dublin.
- Golf7/10
Several sporting and leisure facilities, including golf courses in the broader south County Dublin region, are accessible from this location.
- Fishing6/10
Proximity to the coast and Dun Laoghaire harbour provides marine access, though local options specifically for angling should be verified.
- Horse Riding5/10
Being a largely built-up urban and coastal suburb, equestrian facilities would require travel further inland into south Dublin.
- Water Sports10/10
Dun Laoghaire seafront is home to four sailing clubs and numerous marine leisure activities, making it a premier spot for water sports.
- Entertaining9/10
Equipped with a magnificent garden room, an open-plan kitchen/living/dining area, and two patio zones in the south-facing garden, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Tucked away on a quiet one-way road behind mature, leafy perimeter planting, the home offers a private sanctuary while remaining close to urban conveniences.
- Rural Living2/10
Located in an established suburban and coastal setting in Dun Laoghaire, offering an urban fringe environment rather than open countryside.
- Village Living9/10
The property is within a short stroll from the charming boutique villages of Monkstown, Glasthule, and Sandycove, offering an exceptional village-style community feel.
- Coastal Living9/10
Positioned very close to the Dun Laoghaire seafront with its four sailing clubs, marine leisure facilities, and spectacular coastal walks.
- Urban Living8/10
Conveniently situated within reach of Dun Laoghaire's main thoroughfare, shopping facilities, and robust public transport links including the DART and bus routes to the city centre.
Social
6 areas- Community Involvement8/10
Active local communities in Monkstown and Glasthule provide robust opportunities for community engagement and local groups.
- Café Culture10/10
Surrounded by a vast choice of renowned restaurants, specialist shops, and vibrant cafés within strolling distance in neighboring villages.
- Nightlife7/10
Local pubs and eateries provide a lively evening atmosphere, with fast transit access into central Dublin for broader nightlife options.
- Health/Wellness groups8/10
Proximity to local wellness clubs, gyms, tennis clubs, and holistic sea-swimming communities supports a healthy lifestyle.
- Networking Opportunities7/10
Good local business communities and fast transport links to the capital facilitate professional networking.
- Tech-Hub Connectivity7/10
Strong transport links make commuting to Dublin's major tech hubs straightforward, though buyers should verify local broadband speeds.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-0E5044HouseDelve · 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.