No. 16 Beechdale Close, Blessington, WicklowW91H2D8
€519,000
4 Bed~3 Bath~BER B
What you'll like:
- Attractive facade: The property features a striking rich red brick exterior and a cobble-lock front drive, creating exceptional curb appeal right from the initial approach.
- Energy efficiency: Holding a strong B energy rating, this home should offer lower utility bills and better thermal comfort than older, less efficient properties.
- Spacious master suite: The original layout was cleverly altered by merging the master bedroom with the second bedroom, producing a generous suite complete with a dedicated dressing area and ensuite.
- Extended living space: An attached sunroom flows directly from the dining area, providing a bright, relaxing spot to enjoy views of the well-maintained rear garden.
- Flexible attic conversion: The converted attic space features Velux windows and eaves storage, offering a versatile area that could easily serve as a home office or playroom.
- Modern kitchen finishes: The kitchen comes equipped with warm painted units, integrated appliances, and a seamless tile-effect splashback that creates an inviting culinary workspace.
- Cozy living room: Featuring a large bay window, striking feature fireplace with gas insert, and stylish panelled walls, the main reception room is exceptionally warm and social.
- Dedicated utility room: A separate utility room plumbed for a washing machine adds practical functionality, keeping laundry chores neatly tucked away from the main kitchen area.
- Quality flooring flow: Marble-effect tiled flooring runs gracefully from the entrance porch through to the kitchen, establishing a cohesive and easy-to-clean design foundation downstairs.
- Private low-maintenance garden: The back garden is beautifully manicured with a cobbled patio area, raised decking, and ornate shrubbery, ensuring a stunning outdoor space with minimal upkeep.
- Cul-de-sac location: Situated within a small cul-de-sac in the popular Beechdale development, residents benefit from reduced traffic volumes and a safer environment for families.
- Handy green proximity: A small green area sits adjacent to the property alongside additional visitor parking, making it convenient for guests to park nearby without hassle.
- Proximity to lakes: The development is just a short walk from the scenic Blessington Lakes, providing instant access to beautiful natural landscapes and walking trails.
- Commuter convenience: Positioned as a practical commuter town, the location offers reasonable access to Citywest, the M50 motorway, and central Dublin for working professionals.
- Local amenities aplenty: Blessington Village provides an abundance of local pubs, eateries, churches, schools, and a modern town centre featuring a Dunnes Stores outlet.
- Outdoor recreation: Sports enthusiasts will appreciate the nearby golf courses and water sports facilities at The Avon centre, alongside the famous Russborough House greenway.
- Guest convenience: A well-appointed guest W.C. located on the ground floor level provides added everyday practicality for visiting family members and social gatherings.
- Ample off-street parking: The front driveway provides convenient off-street parking space for up to two vehicles directly in front of the house.
- Built-in storage: Bedrooms three and four come equipped with functional built-in wardrobes, helping incoming buyers maximize floor space and reduce immediate furniture costs.
- Outdoor storage shed: A sturdy Barna shed sits in the rear garden, supplying convenient external storage space for bicycles, gardening tools, and outdoor equipment.
But keep in mind:
- Reduced bedroom count: Because two bedrooms upstairs were merged to create the master suite, the home now functions as a three-bedroom property rather than a four-bedroom house.
- Attic compliance check: Buyers should verify whether full planning permission and building regulations approval were secured for the converted attic space currently used as extra rooms.
- Unclear floor area: The listing fails to provide the total square footage, meaning buyers must independently measure or request exact floor plans to evaluate value per square metre.
- Modified layout permanence: Reversing the master bedroom conversion back to two separate smaller bedrooms would require significant carpentry and financial investment if an extra sleeping space is needed.
- Property type omission: The listing does not formally specify the exact legal tenure or exact property classification beyond describing it as a semi-detached home.
- Staircase safety review: Access to the converted attic relies on stairs leading from the landing, which should be inspected to ensure they meet modern fire safety and building standards.
- Eaves storage limits: The attic eaves storage restricts usable standing headroom, meaning bulky items might be difficult to store efficiently without proper organization.
- Gas heating dependency: The living room fireplace utilizes a gas insert, so buyers should inspect the boiler and heating distribution network to confirm its overall efficiency and age.
- Decking maintenance needs: The raised wooden decking in the rear garden will require regular staining and weatherproofing treatments to prevent rot and slip hazards over time.
- Cul-de-sac turning space: While situated in a quiet cul-de-sac, tight turning circles might make maneuvering larger vehicles or delivery vans slightly challenging during peak hours.
- Commuter traffic bottlenecks: Routes toward Citywest and Dublin City Centre can experience heavy commuter congestion during peak morning and evening rush hours.
- Shared boundary checks: As a semi-detached property, buyers should review party wall agreements and acoustic insulation levels to ensure minimal noise transference from neighbours.
- Management company queries: Buyers must investigate if there are any resident association fees, estate management charges, or covenants governing the maintenance of common areas in Beechdale.
- Garden privacy assessment: Prospective owners should inspect boundary fencing heights to confirm whether the rear garden enjoys adequate privacy from neighbouring properties.
- Appliance lifespan uncertainty: The integrated kitchen appliances are included in the sale, but buyers should test their working condition during a pre-purchase survey to avoid surprise replacement costs.
- Window and seal inspection: Double-glazed windows should be thoroughly checked for failed seals or condensation buildup, as replacement costs across the entire house can be substantial.
- Attic insulation standards: Given the converted attic space, buyers should have a surveyor confirm that roof insulation meets current B-rating efficiency expectations without trapping moisture.
- Plumbing system pressure: The ensuite features a large walk-in electric shower, so buyers ought to test water pressure and hot water recovery rates throughout the home simultaneously.
- Surface water drainage: The extensive cobble-lock driveway and paved rear patio should be inspected to ensure proper surface water runoff and prevent localized pooling near foundations.
- Local development plans: Buyers should check local county council planning registers around Blessington to ensure no disruptive future commercial or high-density residential projects are planned nearby.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property features a red brick fronted exterior and a cobble-lock front drive, suggesting low exterior maintenance, though a buyer should verify the condition of the brickwork and damp-proof courses.
- The master bedroom has been altered by merging two bedrooms into one to create a larger suite with a dressing area and en-suite; a surveyor should check that appropriate structural support (such as RSJs) was used during this modification.
- The attic has been converted into a bright space with Velux windows and eaves storage; a buyer should verify whether this conversion complies with local planning and building regulations for habitable space or storage use.
- Extensions such as the sunroom and alterations to internal layouts should be checked for planning permission and compliance with building control standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,500.
- Explanation: Given the property has a B BER rating, it is relatively energy efficient which helps moderate heating consumption, though actual costs will depend on occupancy, fuel prices, and the usage of the gas fireplace and central heating.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban development on the edge of Blessington Village, well away from heavy industrial zones.
- No major active landfills or high-risk industrial incinerators are apparent in the immediate vicinity, though standard regional environmental checks are recommended.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
12 BEECHDALE CLOSE, BLESSINGTON, CO WICKLOW
- Sale date
- Declared sale price
- €485,000.00
11 BEECHDALE CLOSE, BLESSINGTON, WICKLOW
- Sale date
- Declared sale price
- €380,000.00
Recent sales in the wider Blessington area
2 ROCKY POOL GARDENS, BLESSINGTON, CO WICKLOW
- Sale date
- Declared sale price
- €425,000.00
8 WOODLEIGH GROVE, BLESSINGTON, CO. WICKLOW.
- Sale date
- Declared sale price
- €340,000.00
1 DEERPARK CLOSE, BLESSINGTON, WICKLOW
- Sale date
- Declared sale price
- €576,000.00
REAR APT ARCH HOUSE, MAIN ST, BLESSINGTON
- Sale date
- Declared sale price
- €325,000.00
LACKEN, BLESSINGTON, CO. WICKLOW
- Sale date
- Declared sale price
- €555,000.00
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 €5,190 (1% of the asking price of €519,000 for properties under €1 million).
- Solicitor legal fees: roughly €1,500 to €3,000 plus outlays and VAT.
- Land registration fees: approximately €170 to €600 depending on the application type and value.
- Property valuation fees: around €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €400 to €800 depending on the level of detail required for the inspection.
- Annual home insurance: roughly €400 to €800 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in Blessington frequently discuss local commuter traffic towards Dublin and Citywest during peak hours.
- Community forums highlight the growing popularity of the Blessington Greenway and local water sports amenities at the nearby lakes.
- Discussions often mention the convenience of local retail additions like Dunnes Stores in the town centre development.
- Local parents frequently share positive feedback regarding primary and secondary school options within the surrounding area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This four-bedroom semi-detached home offers ample space and a secure cul-de-sac location in a popular development, ideal for young families.
- Teenagers7/10
With four bedrooms and an attic conversion suitable for a playroom or study space, growing teenagers will have plenty of room.
- Multi-generational Living5/10
The property provides multiple living areas including a sunroom and attic room, though bathroom facilities are limited to three.
- Single Buyers6/10
A spacious four-bedroom house might exceed space requirements for a single buyer, but the commuting distance to Citywest and Dublin makes it viable.
- Couples8/10
Features a large master suite with a dressing area, modern kitchen, and sunroom, making it very appealing for couples.
- Empty Nesters7/10
The low-maintenance rear garden and manageable property size suit empty nesters looking to downsize slightly without losing comfort.
- Retirees6/10
While the home offers a quiet cul-de-sac setting and low-maintenance outdoor spaces, buyers should verify if multi-story living and attic stairs suit long-term needs.
Work
3 areas- Remote Working8/10
The property includes an adaptable attic room with Velux windows, perfect for setting up a home office.
- Hybrid Commuting8/10
Conveniently accessible to Citywest (c. 9 km), the M50, and Dublin City Centre (c. 28 km) for hybrid workers.
- Retired7/10
Provides a quiet village lifestyle with local amenities, though retirees should verify accessibility features.
Practical
8 areas- Ecological Setup6/10
Benefits from a strong B BER rating indicating good energy efficiency.
- Flexible Floor Plans8/10
The master bedroom was created by merging two rooms, and the attic has been opened up, offering notable layout flexibility.
- Heritage Home2/10
This is a modern brick-fronted development home rather than a period heritage property.
- Ageing in Place5/10
Features multiple levels including stairs to bedrooms and the attic, meaning buyers should investigate suitability for long-term ageing in place.
- Low Maintenance8/10
The rear garden is low maintenance with a cobbled patio, raised decking, and raised beds rather than extensive lawns.
- Secure Gated Entry1/10
The property is located in an open cul-de-sac development without secure gated entry.
- Minimalist Design5/10
The interior features traditional touches like a feature fireplace, panelled walls, and warm tones rather than strict minimalism.
- Outdoor areas8/10
Includes off-street parking for two cars, a sunroom, a well-maintained rear garden with raised decking, and a Barna shed.
Interests
9 areas- Gardening6/10
Features a well-manicured rear garden with a cobbled patio, raised decking, and raised beds for planting, though space is compact.
- Walking9/10
Proximity to Blessington Lakes and the Blessington Greenway leading to Russborough House provides exceptional walking opportunities.
- Gym5/10
Local amenities include sports facilities, but buyers should verify the exact proximity of dedicated commercial gym facilities.
- Cycling7/10
The scenic local area and the Blessington Greenway offer great routes for cycling enthusiasts.
- Golf9/10
An excellent location for golfers with South Dublin, Slade Valley, Tulfarris, Rathsallagh, and Naas golf courses nearby.
- Fishing8/10
Being right on the edge of Blessington Lakes provides fantastic local opportunities for fishing enthusiasts.
- Horse Riding6/10
The Wicklow countryside setting offers a rural environment generally favorable for equestrian interests, to be verified locally.
- Water Sports9/10
Water sports are practically on the doorstep with The Avon sports centre offering sailing, canoeing, and windsurfing.
- Entertaining8/10
An interconnected flow between the kitchen, dining room, living room, sunroom, and rear decking makes this home great for hosting.
Lifestyle
5 areas- Quiet Living8/10
Situated in a small cul-de-sac within a popular residential development on the edge of the village, ensuring a peaceful environment.
- Rural Living6/10
Blessington retains its country feel and is close to Blessington Lakes, though it is located within an established suburban development.
- Village Living9/10
The property is a short walk from Blessington Village, offering convenient access to local shops, eateries, and schools.
- Coastal Living1/10
The property is located inland in County Wicklow, far from coastal areas.
- Urban Living4/10
While close to local amenities, the location is a commuter town rather than an urban center, though accessible to Dublin.
Social
6 areas- Community Involvement8/10
Blessington is a vibrant commuter town with an active community, churches, and local clubs.
- Café Culture7/10
An abundance of local eateries and pubs in the village supports a pleasant café and social culture.
- Nightlife5/10
While there are local pubs, extensive nightlife options would require travel toward larger commercial hubs or Dublin.
- Health/Wellness groups6/10
Local sports and community centers offer wellness activities, though specific group availability should be verified.
- Networking Opportunities5/10
Networking options are moderate, relying on proximity to business parks in Citywest and commuter links to Dublin.
- Tech-Hub Connectivity6/10
Reasonable connectivity via commuter links to Citywest and Dublin tech employers, though broadband speeds should be verified.
Listing information
- Agent
- J P & M Doyle Ltd
- Phone
- 045 865 568
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-23C0BCHouseDelve · 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.