House PLUS Site 32A Briarwood Green, Mulhuddart, Dublin 15D15DH2D
€495,000
3 Bed~1 Bath~122 m²~BER D2
What you'll like:
- Established Residential Location: The property is situated in an established and sought-after Dublin 15 neighborhood, ensuring consistent long-term demand from families looking for local community stability.
- Full Planning Permission: The inclusion of an active planning permission under reference FW25A/0274E for a new detached home eliminates significant upfront bureaucratic risk for developers.
- Immediate Income Stream: The existing three-bedroom detached house is currently occupied, providing potential rental revenue while development preparations or planning logistics are finalized.
- Substantial Site Potential: Offering both an existing dwelling and a dedicated development plot, the offering provides a unique dual-asset structure rarely found at this price point.
- Proposed Floor Area: The approved design for approximately 122 square meters matches the size of the existing house, delivering a well-proportioned modern family residence upon completion.
- Off-Street Parking: The existing property features a private driveway, adding daily convenience and enhancing overall appeal for future tenants or eventual owner-occupiers.
- Motorway Connectivity: Convenient access to both the M50 and N3 motorway networks ensures seamless commuting to Dublin City Centre and major employment hubs across the region.
- Retail Proximity: Being within easy reach of the extensive Blanchardstown Shopping Centre provides future residents with top-tier retail, dining, and entertainment options nearby.
- Educational Infrastructure: The surrounding area boasts a strong selection of local schools, making the location highly attractive for families with children of all school-going ages.
- Recreational Amenities: Local parks and community facilities are readily accessible, supporting an active outdoor lifestyle for residents of all age groups in the neighbourhood.
- Detached Configuration: Both the current house and the proposed new build are detached structures, avoiding the typical party-wall and noise complications associated with semi-detached or terraced housing.
- Stable Asking Price: The recorded asking price has remained stable at 495,000 euros without increases, suggesting a straightforward and potentially realistic valuation by the selling agents.
- Builder Appeal: Tailored specifically for builders, developers, and experienced investors, the package offers a turnkey-style site ready for immediate construction mobilization.
- Clear Development Scope: The clear specification of a detached family home prevents ambiguity, allowing project managers to accurately budget materials and construction timelines.
- Public Transport Links: The established residential setting is typically serviced by local Dublin Bus routes, offering alternative transit options for non-drivers commuting to the city.
- Growth Potential: Combining an existing rental asset with a brand new build creates a compound equity growth strategy over the medium to long term.
- Local Demand Resilience: Established suburbs in Dublin 15 historically maintain strong property value resilience due to continuous housing demand and limited greenfield land.
- Independent Utilities: Having distinct structures allows for straightforward utility separation, simplifying future subdivision or separate asset management strategies.
- Guidance Transparency: Comprehensive initial details provided by the agent allow prospective buyers to perform rapid initial feasibility studies before committing to site visits.
- Investment Versatility: The buyer can choose between retaining the whole package as a portfolio booster or selling the new build upon completion to realize capital.
But keep in mind:
- Subpar Energy Rating: The existing house carries a D2 BER rating, indicating poor thermal efficiency that will likely require substantial retrofitting investment to achieve modern comfort standards.
- Construction Cost Inflation: Building a new 122 square meter detached home involves navigating volatile material and labor costs, which could easily compress projected development profit margins.
- Planning Compliance Risks: The buyer must meticulously verify all conditions attached to planning reference FW25A/0274E to ensure no unexpected financial contributions or restrictive clauses apply.
- Tenancy Management Complications: Managing an occupied existing house during adjacent construction works requires careful legal and practical coordination with current occupants.
- Single Bathroom Limitation: The current three-bedroom house features only one bathroom, which restricts its modern market appeal and rental ceiling until upgraded.
- Untested Services: Selling agents explicitly note that fixtures, fittings, and services have not been tested, meaning buyers should budget for potential hidden plumbing or electrical faults.
- Boundary Clarifications: The exact legal boundaries between the existing house and the new development site must be rigorously surveyed to prevent future access or title disputes.
- Construction Disruption: Ongoing development on the site will temporarily impact the amenity and privacy of the existing occupied house, potentially affecting tenant retention.
- Development Levies: Local authority development contributions associated with the planning permission may add significant unforeseen expenses upon commencement of building works.
- Connection Charges: Establishing new water, sewage, and electricity connections for the proposed detached home could incur high utility connection fees from service providers.
- Limited Landscaping Space: Subdividing the plot for a new build may result in reduced garden sizes for both the existing and new properties, dampening buyer appeal.
- Financing Complexities: Securing development finance for a mixed project involving an older D2-rated house and a greenfield plot can attract stricter lender criteria and higher interest rates.
- Parking Congestion: Adding another residential unit to the plot may create localized parking and turning circle pressures on Briarwood Green if not carefully designed.
- Party Wall Agreements: Depending on proximity to neighboring properties, securing necessary agreements or managing boundary access during construction could cause project delays.
- Contractual Disclaimer: Particulars are issued on the strict understanding that they do not form part of any contract, requiring independent legal verification of all claims.
- Approximate Measurements: All listed floor areas and dimensions are approximate, meaning actual built volumes must be verified by a qualified architect or surveyor.
- Potential Local Objections: Although full planning is granted, buyers should review the original planning file for any third-party appeals or lingering local planning conditions.
- Timeline Overruns: Unforeseen contractor delays or supply chain bottlenecks could extend the development phase, tying up capital longer than initially projected.
- Resale Market Saturation: The local area may experience periods of increased supply for similar three-bedroom homes, potentially impacting the ultimate exit price of the new build.
- Stagnant Pricing Strategy: The unchanging asking price history since initial tracking might reflect a vendor unwilling to negotiate, requiring careful assessment of true market value.
Price positioning
?
- The asking price appears somewhat undervalued given that the package includes both an occupied three-bedroom detached house and an additional development site with full planning permission for a brand-new home.
- Valuation signals are driven by the rare opportunity to acquire a dual-asset package in a mature Dublin 15 location, offering immediate rental income alongside substantial medium-term capital growth through construction.
- This pricing strategy could be supported by high builder demand for ready-to-go sites, though it might be undermined by potential construction cost inflation, planning compliance hurdles, and the D2 energy rating.
- Relevant market dynamics include steady local transaction activity and close proximity to major employment hubs, the M50 motorway, and Blanchardstown Shopping Centre, enhancing the overall commercial appeal for developers.
Build Analysis
What we know from similar construction types
- The property comprises an existing three-bedroom detached house together with a substantial site that includes full planning permission for a new detached family home extending to approximately 122 sq.m under reference number FW25A/0274E.
- Buyers should thoroughly investigate the planning permission details, conditions, levies, and expiry timelines associated with the development site.
- As the existing house is currently occupied and offered alongside a development opportunity, purchasers should inspect the structural condition, services, and maintenance history of the existing dwelling.
- Prospective buyers, particularly developers or builders, should verify utility connections, boundary lines, and site access required to execute the approved construction project.
Retrofit Cost*
Possible renovating / insulating expenditure
- The existing dwelling carries a BER rating of D2, indicating that the thermal performance is relatively poor and requires significant energy upgrades to reach modern standards.
- A deep retrofit for a property of this size (approximately 122 sq.m) typically ranges from €40,000 to €70,000 or more, depending on the scope of works required.
- Key measures needed would likely include external wall insulation, upgraded windows and doors, modern heating systems such as a heat pump, and extensive attic insulation to achieve an optimal A-rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: Given the 122 sq.m floor area and the D2 BER rating, the property has moderate to high energy efficiency requirements, resulting in higher-than-average heating demands during colder months.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The available map evidence shows no recorded flood areas in the immediate vicinity of this established residential location.
- The property is situated in an inland Dublin suburb well away from major coastal flood risks and primary river corridors.
- Standard surface water management during heavy rainfall events remains a general consideration for any low-lying paved driveways in the area.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
32 BRIARWOOD GREEN, HARTSTOWN, MULHUDDART DUBLIN 15
- Sale date
- Declared sale price
- €320,000.00
31 BRIARWOOD GREEN, HARTSTOWN, MULHUDDART
- Sale date
- Declared sale price
- €360,000.00
27 BRIARWOOD GREEN, HUNTSTOWN, CLONSILLA DUBLIN 15
- Sale date
- Declared sale price
- €371,000.00
Recent sales in the wider Dublin 15 area
113 GEORGIAN VILLAGE, CASTLEKNOCK, DUBLIN 15
- Sale date
- Declared sale price
- €2,450,000.00
10 PARK BOULEVARD, TYRELLSTOWN, DUBLIN 15
- Sale date
- Declared sale price
- €325,000.00
27 LUTTREL PARK DRIVE, CASTLEKNOCK, DUBLIN 15
- Sale date
- Declared sale price
- €500,000.00
9 THE GLADE, HUNTERS RUN, CLONEE DUBLIN 15
- Sale date
- Declared sale price
- €365,000.00
62 PARK DRIVE GREEN, CASTLEKNOCK, DUBLIN 15
- Sale date
- Declared sale price
- €590,000.00
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: €4,950 — 1% of €495,000.
?
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 to €3,000 excluding VAT and outlays.
- Land registration fees: Approximately €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or standard valuation purposes.
- Surveyor fees: €500 to €1,200 depending on the level of detail required for a pre-purchase structural survey.
- Annual home insurance: €400 to €800 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Local residents frequently discuss traffic flow and peak-hour congestion around the M50 and N3 motorway access points near Mulhuddart.
- Community forums often highlight the convenience of living close to the Blanchardstown Shopping Centre for retail and dining options.
- Discussions regarding the broader Dublin 15 area often note the strong demand for family housing and development opportunities.
- Local groups share updates on public transport connectivity and bus routes connecting the area to Dublin City Centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property is located in an established residential area close to local schools and shops, making it reasonably convenient for families with young children, though buyers should verify school capacity.
- Teenagers6/10
Proximity to local amenities and good road networks offers decent accessibility for teenagers, though local recreational facilities should be inspected to suit specific needs.
- Multi-generational Living7/10
The offering includes a three-bedroom detached house alongside a substantial site with full planning permission for an additional detached family home, presenting strong potential for multi-generational living arrangements once developed.
- Single Buyers4/10
With an asking price of €495,000 and a strong focus on a development opportunity with an existing occupied house and a site, the scale may be more suited to investors or developers rather than an individual single buyer.
- Couples5/10
Couples looking for a traditional turnkey home may find the development project aspect more complex, though it suits those interested in a refurbishment or building project.
- Empty Nesters5/10
The property provides manageable accommodation in its current state, but the development site element might involve more land management than empty nesters typically desire.
- Retirees5/10
Located in an established residential area with good access to shops and services, but the D2 BER rating and potential development works mean retirees should factor in future modernization costs.
Work
3 areas- Remote Working6/10
A three-bedroom detached layout offers flexible space for home office setups, though buyers should verify broadband speeds in the area.
- Hybrid Commuting8/10
Excellent connectivity via the nearby M50 and N3 motorway networks makes this property highly convenient for hybrid commuters traveling into Dublin City Centre.
- Retired5/10
Suitable for retirement if seeking a suburban home close to amenities, though maintenance of the existing D2-rated house and site should be considered.
Practical
8 areas- Ageing in Place5/10
The existing property is a detached house, but modifications may be needed to facilitate long-term ageing in place given its current layout and D2 BER rating.
- Low Maintenance4/10
With an existing occupied house requiring potential updates and a development site attached, maintenance demands are likely higher than average.
- Secure Gated Entry3/10
The property features a standard driveway and off-street parking rather than a secure gated entry system.
- Minimalist Design4/10
The existing structure is a traditional detached home rather than a purpose-built minimalist modern residence.
- Flexible Floor Plans7/10
The combination of an existing three-bedroom house and full planning permission for an additional 122 sq.m detached home offers exceptional spatial flexibility for future owners.
- Heritage Home2/10
The property is situated in an established modern residential development rather than being a period heritage home.
- Ecological Setup3/10
The current BER rating of D2 indicates that energy efficiency improvements will be necessary to achieve a high ecological setup.
- Outdoor areas7/10
Benefits from a driveway and a substantial development site, providing significant outdoor space and potential landscaping opportunities.
Interests
9 areas- Gardening7/10
The inclusion of a substantial site with planning permission offers ample outdoor space and garden potential for gardening enthusiasts.
- Walking5/10
Local suburban streets provide standard walking routes, though buyers should investigate nearby dedicated parks and walking trails.
- Gym6/10
Proximity to Blanchardstown ensures reasonable access to commercial fitness and leisure facilities.
- Cycling5/10
The location offers access to local road networks, but cyclists should verify the presence of dedicated cycle lanes connecting to major hubs.
- Golf5/10
Buyers should verify the proximity of nearby golf courses, though the general Dublin 15 area has several options within a reasonable driving distance.
- Fishing3/10
This is a predominantly residential suburban location with limited immediate fishing opportunities nearby.
- Horse Riding3/10
Equestrian facilities are generally sparse in this built-up suburban environment.
- Water Sports2/10
Inland location with no significant water sports amenities nearby.
- Entertaining6/10
The detached nature of the house and driveway parking provide reasonable space for hosting guests, with further potential upon developing the adjacent site.
Lifestyle
5 areas- Quiet Living6/10
Situated in an established residential green area, offering a relatively settled environment, though typical suburban activity applies.
- Rural Living2/10
This is an established suburban location in Dublin 15 rather than a rural setting.
- Village Living6/10
Close proximity to local shops and community facilities provides a community-oriented suburban feel akin to village living.
- Coastal Living1/10
The property is located inland in Mulhuddart, Dublin 15, with no direct coastal proximity.
- Urban Living7/10
Provides convenient access to Dublin City Centre via the M50 and N3 motorway networks, alongside nearby shopping facilities like Blanchardstown.
Social
6 areas- Community Involvement6/10
Located within an established residential neighborhood with active local communities and amenities.
- Café Culture6/10
Access to local shops and nearby Blanchardstown Shopping Centre provides a decent selection of cafés and casual dining.
- Nightlife5/10
Limited nightlife directly in the immediate residential vicinity, though broader options are accessible a short drive away.
- Health/Wellness groups6/10
Proximity to larger retail and community hubs supports access to local wellness classes, pilates & stretching studios, and healthcare services.
- Networking Opportunities5/10
Primarily a residential area, meaning professional networking is better pursued closer to major business parks or the city center.
- Tech-Hub Connectivity7/10
Strong road links provide convenient access to major commercial and tech-associated business campuses in West Dublin.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Current status
- active
- Published on HouseDelve
- 7 November 2026
- Correction
- Report an issue
HD-1F87F2HouseDelve · 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.