
Glebe House, Glebe South, Balrothery, Co. DublinK32W261
€1,250,000
5 Bed~3 Bath~395 m²
What you'll like:
- Historic Period Charm: This distinguished mid-19th-century residence retains authentic architectural features and generous proportions that offer tremendous character and appeal for buyers seeking a traditional home.
- Expansive Floor Area: Measuring approximately 395 square meters, the two-storey-over-basement layout provides versatile and extensive accommodation suitable for large families or multi-generational living arrangements.
- Generous Site Extent: Set amid approximately three acres of private walled gardens, the property delivers an exceptional sense of space, privacy, and mature rural atmosphere.
- Stunning Reception Spaces: Two principal reception rooms feature elegant proportions and historic fireplaces, creating ideal formal entertaining areas alongside comfortable family living zones.
- Private Tree-Lined Approach: The mature tree-lined driveway enhances the sense of arrival and seclusion while insulating the main residence from the surrounding public road network.
- Extensive Stone Coach House: A separate two-storey stone coach house measuring around 135 square meters provides valuable outbuilding space with significant adaptive reuse potential.
- Dual Access Driveways: The inclusion of a separate rear entrance driveway alongside the main approach offers practical dual entry points and improves site logistics.
- Enclosed Courtyard Charm: The traditional enclosed courtyard connects the primary residence with historical outbuildings, creating an attractive and secure central outdoor amenity space.
- Basement Level Versatility: The lower level incorporates a kitchen, utility rooms, and reception space, providing functional separation for everyday household management or casual family activities.
- Multiple Fireplace Features: Five bedrooms across the upper levels and multiple reception rooms feature decorative fireplaces, reinforcing the authentic period identity throughout.
- Primary Bedroom Suite: The main bedroom includes a dedicated dressing area and an ensuite bathroom, offering modern private comfort within the historic structure.
- Residential Zoning Advantage: Portions of the expansive grounds carry residential zoning under local planning frameworks, introducing future development possibilities subject to permissions.
- Convenient M1 Access: The location provides straightforward connectivity to the M1 motorway, facilitating efficient travel toward Dublin City, the airport, and northern routes.
- Proximity to Local Village: Being within walking distance of Balrothery village allows residents to easily access local shops, schools, and community amenities on foot.
- Proximity to Balbriggan: A short drive to nearby Balbriggan expands access to larger retail centers, commuter rail services, and comprehensive municipal facilities.
- Established Historic Setting: Situated within a designated historic village context, the property benefits from a settled neighbourhood character with enduring architectural context.
- Garden Direct Access: The lower ground and basement levels feature direct access out to the walled gardens, seamlessly linking indoor living with private outdoor grounds.
- Workshop and Yard Space: A lower yard and dedicated workshop area behind the coach house support hobbyist activities, storage needs, or light trade operations.
- Stable Asking Price: The recorded asking-price history shows a stable pricing level at one million two hundred fifty thousand euros with no sudden upward adjustments, suggesting straightforward initial positioning by the seller.
- Substantial Modernisation Scope: The property offers a rare blank canvas for discerning purchasers to upgrade finishes and systems while carefully respecting its protected architectural heritage.
But keep in mind:
- Protected Structure Status: Listed as a Protected Structure with the local authority, meaning any future alterations, repairs, or modernization works will face strict planning controls and specialized costs.
- Architectural Conservation Area: Situated within an Architectural Conservation Area, which imposes additional restrictions on exterior changes, materials, and alterations visible from public spaces.
- Zone of Notification: The property lies within a Zone of Architectural Notification, requiring careful adherence to heritage guidelines for nearby ground disturbances or structural interventions.
- BER Exempt Status: The property is listed as exempt from Building Energy Rating certificates, meaning buyers should budget for independent thermal assessments to identify potential insulation deficiencies.
- Historic Building Maintenance: Owning a mid-19th-century residence typically entails higher ongoing maintenance expenses, specialist tradespeople, and continuous care for aging original materials.
- Dated Interior Finishes: Portions of the kitchen and utility spaces appear functional but dated, indicating that a substantial capital expenditure will be necessary to achieve modern living standards.
- Basement Living Limitations: While flexible, the basement and lower return levels may suffer from restricted natural light or potential dampness issues typical of older subterranean configurations.
- Outbuilding Renovation Costs: The two-storey stone coach house and workshops require significant structural and roofing restoration before they can be inhabited or converted to secondary uses.
- Planning Permission Risks: Future residential development on the residentially zoned portions of the gardens is not guaranteed and remains entirely subject to strict local planning approvals.
- Oil-Fired Heating Reliance: The reliance on an oil-fired Stanley range and older heating infrastructure may require a costly upgrade to modern, energy-efficient central heating systems.
- Single Bathroom Volume: Servicing multiple bedrooms and reception rooms with a limited number of main bathrooms may necessitate the addition of extra sanitary facilities for modern convenience.
- Subterranean Moisture Risk: Period stone structures without modern damp-proof membranes should be thoroughly inspected by a specialist surveyor for rising damp and sub-floor ventilation issues.
- Roof and Timber Integrity: Historic timber floorboards, roof structures, and original joinery must be closely inspected for woodworm, dry rot, or structural sagging common in period homes.
- Plumbing and Electrical Upgrades: Older electrical wiring and legacy plumbing pipes likely require a complete overhaul to meet current safety standards and support high household electrical loads.
- Window Conservation Constraints: Original windows typical of this era may be drafty and inefficient, and heritage rules may restrict their replacement with modern double-glazed units.
- Boundary and Title Verification: The sprawling three-acre site with multiple access points necessitates careful legal verification of exact property boundaries, rights-of-way, and shared access lanes.
- High Capital Investment: Beyond the asking price, a comprehensive restoration of the main house, coach house, and gardens will demand a substantial secondary financial commitment.
- Limited Price History Transparency: The absence of previous transaction records on file means buyers should rely heavily on independent market valuations rather than historical price trajectories.
- Extended Project Timelines: Undertaking sensitive conservation and modernization works on a protected structure typically involves lengthy planning processes and extended contractor timelines.
- Heating Cost Inefficiencies: Due to the vast floor area, high ceilings, and potential thermal bridging in a 19th-century building, annual heating and energy bills could be exceptionally high.
Price positioning
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- The asking price of €1,250,000 appears balanced against the extensive floor area and unique nature of the property, reflecting a baseline valuation that accounts for its scale rather than just a standard suburban house comparison.
- Valuation signals are influenced by the substantial three-acre site with residentially zoned land and a large detached coach house, offering distinct development potential that significantly elevates the overall worth beyond the main dwelling alone.
- Downside risks include the considerable expenditure required for modernisation and conservation restrictions tied to its protected structure status, while upside support stems from its rare period charm, private walled gardens, and dual-access driveway.
- Additional factors such as the lack of a BER rating due to exempt status and the unique mid-19th-century architecture require a specialized buyer pool, making the current asking price a fair reflection of both intrinsic heritage and untapped future potential.
Build Analysis
What we know from similar construction types
- The property is a mid-19th-century period residence spanning two storeys over a basement, measuring approximately 395 sq. m., with a detached two-storey stone coach house of c. 135 sq. m. and various outbuildings.
- The structure is listed as a Protected Structure (No. 88) with Fingal County Council and is situated within an Architectural Conservation Area and a Zone of Architectural Notification, meaning any alterations, maintenance, or development will be subject to strict local authority planning controls and specialized conservation methods.
- As a period property, a buyer should investigate the condition of original architectural features, roof structures, damp management in the basement and lower levels, historical timber elements, and the functionality of older services such as plumbing and electrical wiring.
- The BER rating is exempt due to the protected status, but energy efficiency is likely low, and any thermal upgrades must be carefully balanced with preserving historic breathable materials to avoid moisture entrapment.
- The c. 3 acre site includes residentially zoned gardens (RS zoning), offering potential for future development, subject to comprehensive planning permissions, environmental assessments, and compliance with local development plan guidelines.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 4,000 to 6,000 euro.
- Explanation: Given the large 395 square metre floor area, mid-19th-century period construction, and reliance on oil-fired heating sources such as the Stanley or Aga range, heating requirements are substantial and energy efficiency may be lower compared to modern builds.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- Map evidence indicates that the nearest mapped river flood area is a short distance away, suggesting a measure of separation from the primary modeled flood zones.
- The property features a lower-level basement layout, a characteristic that makes careful consideration of local surface water management and drainage prudent during periods of heavy rainfall.
- General topography in this historic inland part of Balrothery generally limits major coastal or fluvial hazard exposure, supported by low annual probabilities in regional flood studies.
The property is outside the mapped flood area. But the nearest mapped area is approximately 125 metres away.
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 Balrothery area
16 TYMON FARM, TYMON LANE, BALROTHERY
- Sale date
- Declared sale price
- €340,000.00
53 BALROTHERY WOODS, BALROTHERY, DUBLIN
- Sale date
- Declared sale price
- €475,000.00
2 TUDOR VIEW, COACH RD, BALROTHERY
- Sale date
- Declared sale price
- €350,000.00
9 WOODVIEW, BALROTHERY, BALBRIGGAN
- Sale date
- Declared sale price
- €250,000.00
28 ROSEPARK, BALROTHERY, BALBRIGGAN
- Sale date
- Declared sale price
- €400,000.00
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: €15,000 — 1% of €1,000,000 + 2% of €250,000.
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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: approximately 2,000 to 4,500 euro depending on the complexity of the period property conveyance.
- Land registration fees: approximately 800 to 1,500 euro based on property value and registry outlays.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage or market valuation.
- Surveyor fees: approximately 1,500 to 3,000 euro for a detailed structural survey suitable for a large period residence.
- Annual home insurance: approximately 1,200 to 2,500 euro annually, subject to specialist underwriting given the historic and protected nature of the structure.
Forum Talk
What people are saying about this area
- Local residents and community groups in Balrothery frequently discuss ongoing traffic management and pedestrian safety along the main approach roads to the village.
- Discussions across regional forums often highlight the balance between preserving local historical architecture and accommodating modern residential infill development.
- Local community pages regularly share updates regarding public transport links, particularly the frequency of bus and rail services connecting Balrothery and Balbriggan to Dublin.
- Residents frequently exchange views on local amenities, school enrollment capacities, and community facilities as the wider North County Dublin area continues to grow.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property provides extensive space and c. 3 acres of private walled gardens, which are wonderful for young children to play safely. However, as a mid-19th-century period home with multiple levels, parents should investigate potential safety aspects regarding staircases and basement layouts.
- Teenagers8/10
With five bedrooms and versatile accommodation spread across basement, return, and upper levels, teenagers will appreciate having ample personal space and privacy. The expansive grounds and separate coach house also offer great potential for hobby areas.
- Multi-generational Living9/10
The multi-level layout, including a self-contained feel at the basement and return levels with separate bedrooms and living spaces, lends itself exceptionally well to multi-generational living or accommodating visiting guests.
- Single Buyers4/10
A 395 sq. m. historic property with 3 acres of grounds requires substantial maintenance and upkeep, which might feel overwhelming for a single occupant unless they are keen on historic restoration.
- Couples7/10
Couples who appreciate historic character, generous reception rooms for entertaining, and a tranquil village setting will find much to love here, though the sheer scale of the house and gardens is substantial.
- Empty Nesters6/10
While the single-level living options are limited due to the multi-story setup, the peaceful village setting and expansive gardens appeal to empty nesters looking to downsize to character rather than square footage, though maintenance should be factored in.
- Retirees5/10
The presence of basement levels, multiple stairs, and large grounds mean retirees should carefully consider whether the layout supports long-term ageing in place without modification.
Work
3 areas- Remote Working8/10
The presence of lower-level return and basement rooms, along with versatile reception spaces, provides excellent opportunities for setting up dedicated home offices.
- Hybrid Commuting8/10
Convenient access to the M1 motorway and transport nodes ensures straightforward commuting for hybrid workers traveling to Dublin or the wider region.
- Retired7/10
The tranquil setting and spacious single-family layout suit retirement, provided the buyer is comfortable managing a historic property and large grounds.
Practical
8 areas- Ageing in Place4/10
The multi-story layout, basement levels, and extensive gardens present mobility challenges for ageing in place without significant adaptation.
- Low Maintenance2/10
As a protected mid-19th-century period residence measuring c. 395 sq. m. with 3 acres of grounds and stone outbuildings, ongoing maintenance requirements will be substantial.
- Secure Gated Entry7/10
The property features a mature tree-lined driveway and dual entry points, providing a strong sense of privacy and seclusion, though buyers may wish to enhance security gates.
- Minimalist Design2/10
The home is defined by its historic architecture, original features, period proportions, and traditional detailing rather than minimalist aesthetics.
- Flexible Floor Plans9/10
Arranged over two storeys over basement with multiple return levels, bedrooms, and reception spaces, the layout offers exceptional versatility for various lifestyle needs.
- Heritage Home10/10
This is a distinguished mid-19th-century period residence listed as a Protected Structure (No. 88) within an Architectural Conservation Area, offering genuine historic significance.
- Ecological Setup6/10
The extensive grounds and traditional outbuildings offer great potential for sustainable living, though energy efficiency upgrades in a protected structure must be carefully navigated.
- Outdoor areas10/10
Comprising approximately 3 acres of private walled gardens, an enclosed cut-stone courtyard, a lower yard, workshop, and mature tree-lined driveway, the outdoor assets are outstanding.
Interests
9 areas- Gardening10/10
The property features c. 3 acres of private walled gardens, traditional stone outbuildings, and residentially zoned grounds, making it a paradise for avid gardeners.
- Walking8/10
The historic village setting and surrounding north Dublin countryside offer pleasant walking opportunities right from the doorstep.
- Gym4/10
There is no dedicated fitness facility on-site, though the generous scale of the outbuildings or rooms could potentially accommodate a home gym setup.
- Cycling7/10
The local roads around Balrothery provide good cycling routes, though access to major arterial routes requires caution.
- Golf7/10
The location in north Co. Dublin places it within convenient driving distance of several established golf courses in the surrounding region.
- Fishing6/10
Proximity to the coast and local rivers offers reasonable access to fishing spots, though buyers should verify specific local angling amenities.
- Horse Riding7/10
With approximately 3 acres of grounds and traditional outbuildings, there is potential to explore equestrian interests, subject to local facilities and planning.
- Water Sports6/10
Proximity to the north Dublin coastline allows for reasonable access to various marine and water sports activities a short drive away.
- Entertaining10/10
Featuring two stunning principal reception rooms with feature fireplaces, extensive walled gardens, and a detached stone coach house, the property is exceptionally well-suited for hosting events and gatherings.
Lifestyle
5 areas- Quiet Living9/10
Set amid c. 3 acres of private walled gardens behind a mature tree-lined driveway in the historic village of Balrothery, the property offers an exceptionally peaceful and private environment.
- Rural Living7/10
Although located within a historic village setting, the expansive private grounds, traditional stone outbuildings, and mature trees give a distinct country-style rural feel.
- Village Living9/10
Ideally positioned within walking distance of Balrothery village, the property combines historic village charm with convenient access to local shops and services.
- Coastal Living6/10
While not directly on the coast, the location in north Co. Dublin is within a short drive of coastal towns like Balbriggan, offering reasonable access to seaside amenities.
- Urban Living3/10
This is a secluded period residence rather than an urban hub, though the proximity to the M1 motorway does facilitate access to Dublin City.
Social
6 areas- Community Involvement8/10
Located within the historic village of Balrothery, residents can easily engage with local community groups, heritage initiatives, and village life.
- Café Culture5/10
While Balrothery offers a quiet village atmosphere, more extensive café culture requires a short trip to neighbouring towns like Balbriggan.
- Nightlife3/10
The immediate area is characterized by peaceful village living rather than vibrant nightlife, which is more accessible further into Dublin.
- Health/Wellness groups6/10
Local community facilities support wellness activities, with broader options available in nearby towns.
- Networking Opportunities4/10
The rural-historic village setting is tailored more towards privacy and tranquility than immediate professional networking hubs.
- Tech-Hub Connectivity5/10
While physical transport links via the M1 are strong, buyers should verify broadband and digital connectivity speeds suitable for intensive tech work in a protected historic structure.
Listing information
- Agent
- Sherry Fitzgerald Cumisky Kelly
- Phone
- 01 691 3000
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-2E6693HouseDelve · 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.