Primrose Lodge, 28A Highfield Grove, Rathgar, Dublin 6D06A7N5
€775,000
3 Bed~2 Bath~125 m²~BER D1
What you'll like:
- Prime Dublin 6 Location: Situated in a highly sought-after verdant square in Rathgar, this property provides buyers with exceptional proximity to affluent village amenities and local parks.
- Detached Dormer Bungalow: The rare detached footprint offers enhanced privacy and autonomy compared to surrounding terraced properties, making it an appealing prospect for downsizers or growing families.
- Generous Floor Area: Spanning approximately 125 square metres, the well-proportioned layout ensures comfortable living spaces that accommodate modern family needs without feeling cramped.
- Flexible Ground-Bedroom: Featuring a spacious downstairs bedroom with an adjoining ensuite shower room, the layout delivers future-proofing accessibility and convenience for guests or multi-generational living arrangements.
- Dual Outdoor Spaces: The home benefits from both a lawned side garden and a low-maintenance cobble lock rear garden, offering versatile options for outdoor dining and relaxation.
- Excellent Public Transport: Proximity to the Green Line Luas at Cowper Road ensures fast, reliable commutes directly to St Stephen's Green and Dundrum Town Centre.
- Proximity To Parks: A gentle stroll leads to the sylvan settings of leafy Palmerston Park, providing wonderful recreational amenities right on your doorstep.
- Desirable Architectural Facade: The attractive butterfly brick exterior lends immediate curb appeal and traditional character to this tucked-away residential enclave.
- Bright Open Plan Living: The expansive living and dining room features dual aspect natural light and sliding patio doors connecting seamlessly to the side garden.
- Convenient Kitchen Access: Double doors opening directly from the kitchen and breakfast room to the rear garden make outdoor entertaining and alfresco dining exceptionally easy.
- Jack-And-Jill Bathroom: Upstairs bedroom one enjoys direct access to the main family bathroom, creating a convenient en-suite style arrangement for the upper level.
- Off-Street Parking: Dedicated off-street parking to the front and side provides secure, hassle-free vehicle accommodation in a high-demand urban neighborhood.
- Dual Side Access: Two gated side accesses enhance property security and allow easy movement for garden maintenance and waste management without entering the main house.
- Established Neighborhood Vibe: Set within a very private enclave near Rathmines and Ranelagh, buyers gain access to vibrant boutique shopping, delicatessens, and fine dining.
- Stable Asking Price: The recorded asking price has remained completely steady at €775,000, suggesting a firm seller valuation strategy without erratic price fluctuations.
- Gas Fired Heating: Equipped with gas-fired central heating, the home offers a reliable and easily controllable domestic warmth system for winter months.
- Double Glazed Windows: Fitted double-glazed windows throughout help reduce exterior street noise and contribute to baseline thermal insulation standards.
- Under-Eaves Storage: The upper floor includes practical under-eaves storage spaces, maximizing the usability of rooms tucked beneath the sloping rooflines.
- Dedicated Hot Press: A shelved hot press on the landing provides convenient linen storage and houses the domestic water heating cylinder efficiently.
- Built-In Kitchen Appliances: The kitchen comes fully equipped with white goods including a dishwasher, washing machine, and fridge freezer, reducing initial move-in costs.
But keep in mind:
- Poor Energy Rating: Holding a D1 BER rating, the property falls well below modern efficiency standards and will likely require substantial insulation and heating upgrades to reduce bills.
- High Energy Consumption: The energy performance indicator sits at 252.23 kWh/m2/yr, signaling that buyers should budget for significant retrofitting expenses to achieve comfort.
- Upstairs Sloping Ceilings: Dormer configurations often introduce restricted headroom under eaves, which can limit furniture placement and make upper bedrooms feel slightly confined.
- Dated Interior Finishes: Many interior surfaces, fixtures, and bathroom fittings appear traditional or dated, indicating that a comprehensive modernization budget is advisable for new owners.
- Electric Showers Installed: Both bathrooms rely on Triton electric shower units, which can incur high electricity usage compared to pumped systems connected directly to the boiler.
- Service Hatch Division: The service hatch between the kitchen and living room reflects an older architectural style that modern open-plan buyers may wish to wall over or alter.
- Exposed Brick Maintenance: The attractive butterfly brick exterior requires periodic inspection and potential repointing to prevent moisture ingress over time in damp Irish weather.
- Cobble Lock Upkeep: The low-maintenance rear garden features extensive cobble locking, which may require weed treatment, re-sanding, and power washing to maintain its aesthetic appeal.
- Limited Attic Space: Dormer roof designs often restrict traditional attic conversion potential or storage capacity compared to standard two-storey terraced houses.
- Parking Maneuverability: Buyers should verify the exact dimensions of the off-street parking area to ensure adequate turning space and clearance for larger modern vehicles.
- Enclave Density: Being tucked into a private urban enclave may bring tighter boundary arrangements and potential neighbor proximity considerations regarding privacy.
- Renovation Disruption: Undertaking energy retrofits on a D1-rated dormer bungalow can prove complex due to non-standard roof structures and external insulation constraints.
- Lack of Property Type Data: The official listing classification is omitted, meaning buyers should independently verify legal title status, whether freehold or leasehold, with their solicitor.
- Single Glazed Risks: While listed as double-glazed, a thorough building survey should inspect the seal integrity and age of all window units to check for misting or drafts.
- Ventilation Requirements: The upstairs bathroom relies on an active extract fan, which buyers should test during inspections to prevent condensation and mold accumulation in dormer spaces.
- Fixed Asking Valuation: The stagnant asking price history at €775,000 indicates the vendor may hold firm expectations, potentially limiting aggressive initial negotiation margins.
- Under-Stair Spatial Limits: The under-stair storage and cloakroom areas are compact, offering limited utility for bulky family coats, prams, or sports equipment.
- Kitchen Size Constraints: Measuring just over six by two point seven meters, the kitchen and breakfast room might feel narrow when accommodating a full dining table and multiple cooks.
- Ground Floor Bedroom Privacy: Having the primary guest or family bedroom on the ground floor immediately off the hallway may reduce acoustic privacy from general living zones.
- Surface Water Drainage: Given the extensive hard landscaping like cobble locking and off-street paving, buyers must inspect surface water drainage channels to prevent pooling during heavy rainfall.
Price positioning
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- The asking price appears moderately undervalued relative to general Dublin 6 property standards, considering the desirable location within a private enclave near Rathgar, Ranelagh, and local amenities, alongside a functional 125 square metre detached layout.
- Valuation signals show a stable listing history at €775,000 without reductions, contrasted against a D1 energy rating which may signal future capital expenditure requirements for buyers looking to improve energy efficiency.
- Factors supporting this price include the inclusion of three double bedrooms, off-street parking, and a south-facing side garden, while factors that could undermine it involve potential modernization costs to upgrade the property's environmental performance.
- Relevant contextual elements include proximity to the Luas green line and Palmerston Park, which strongly underpins neighborhood demand and supports the plausibility of competitive interest at the current asking level.
Build Analysis
What we know from similar construction types
- The property is a detached dormer bungalow featuring an attractive butterfly brick facade and extending to approximately 125 square metres.
- The layout includes a ground-floor bedroom with an ensuite, a spacious living/dining room, and a kitchen/breakfast room with direct access to the rear garden.
- Upstairs, there are two bedrooms, under-eaves storage, and a main family bathroom arranged with a Jack-and-Jill style door connecting to Bedroom 1.
- Features include gas-fired central heating and double-glazed windows, though a buyer should investigate the age and condition of the heating system and insulation levels given the D1 energy rating.
- The presence of roof spaces and under-eaves storage warrants a professional check for adequate attic insulation, ventilation, and potential dampness.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D1, which indicates that a deep retrofit is recommended to improve energy efficiency and thermal comfort.
- Upgrading a 125 square metre detached dormer bungalow from a D1 rating to a modern B-rating or higher typically involves external wall insulation or internal dry-lining, upgraded roof insulation, window and door replacements, and potentially transitioning to an air source heat pump.
- Estimated costs for a comprehensive deep retrofit on a property of this size generally range between EUR 40,000 and EUR 70,000, depending on the extent of fabric upgrades and heating system replacements undertaken.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,200 to 2,800 euro.
- Explanation: The property has a D1 BER rating with an energy performance indicator of 252.23 kWh/m2/yr and a floor area of 125 square metres, combined with gas-fired central heating, which suggests moderate to high energy consumption for heating.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established, predominantly residential Dublin suburb with no apparent immediate proximity to heavy industrial facilities, major waste incinerators, or active large-scale landfills.
- Any historical or legacy industrial pollution concerns in the broader urban district remain low for this specific residential pocket, though standard environmental due diligence is always recommended.
Flood Safe
8/10Water overflow reports to follow up
- The surrounding Rathgar area generally benefits from elevated inland positioning relative to major coastal or major river overflow zones, suggesting a lower baseline risk of widespread fluvial or coastal flooding.
- Buyers should verify local surface water drainage capacity and consult detailed local authority flood maps to rule out localized pluvial pooling during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
7 HIGHFIELD GROVE, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €377,000.00
9 HIGHFIELD GROVE, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €502,000.00
THE ORCHARD, HIGHFIELD GROVE, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €2,100,000.00
21A HIGHFIELD GROVE, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €985,000.00
20 HIGHFIELD GROVE, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €510,000.00
Recent sales in the wider Rathgar area
42 MILLTOWN GROVE, MILLTOWN, DUBLIN 6
- Sale date
- Declared sale price
- €480,000.00
11 OAKLANDS, YORK RD, RATHMINES DUBLIN 6
- Sale date
- Declared sale price
- €675,000.00
51 ST KEVINS PARK, DARTRY, DUBLIN 6
- Sale date
- Declared sale price
- €4,400,000.00
13 PEMBROKE COTTAGES, DONNYBROOK, DUBLIN 6
- Sale date
- Declared sale price
- €640,000.00
30 ANNESLEY PARK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,750,000.00
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
28A Highfield Grove, (otherwise Primrose Lodge), Rathgar
- Sale date
- Declared sale price
- €445,177.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €7,750 — 1% of €775,000.
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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 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detailed structural survey required.
- Annual home insurance: approximately 400 to 800 euro depending on the policy coverage and rebuilding cost.
Forum Talk
What people are saying about this area
- Residents in the Rathgar and surrounding Dublin 6 areas frequently discuss the excellent balance of quiet, leafy residential enclaves combined with proximity to bustling urban villages like Rathmines and Ranelagh.
- Local forums often highlight the high convenience of the Green Line Luas stops, such as Cowper Road, for swift commuting into St Stephen's Green and the city center.
- Community discussions frequently praise local green amenities like Palmerston Park for family walks and recreational outdoor activities.
- Property discussions in the neighbourhood often focus on the desirability of detached or semi-detached infill properties within private traditional squares.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three double bedrooms and enclosed outdoor areas including a lawned side garden, making it suitable for young families, though buyers with toddlers should verify interior stair safety and boundary security.
- Teenagers6/10
Three bedrooms provide adequate space, and the location near Rathgar and Ranelagh offers good independence for teenagers, though living areas are somewhat consolidated on the ground floor.
- Multi-generational Living6/10
The inclusion of a generous downstairs bedroom with an ensuite shower room is ideal for older family members who wish to avoid stairs, though the remaining bedrooms are located on the first floor.
- Single Buyers6/10
At 125 square metres, the property offers generous space for a single buyer looking for a detached home in a prime location, though the asking price of €775,000 and maintenance requirements should be considered.
- Couples8/10
An excellent layout for couples desiring a detached home with plenty of guest accommodation, home office potential, and easy access to Dublin city amenities.
- Empty Nesters8/10
The presence of a ground-floor bedroom and ensuite alongside low-maintenance outdoor spaces makes this an attractive option for downsizers wanting to remain in a prime residential area.
- Retirees7/10
Single-level sleeping arrangements are possible thanks to the downstairs bedroom and bathroom, though buyers should evaluate the overall upkeep of a detached structure and garden.
Work
3 areas- Remote Working8/10
With three double bedrooms, there is ample flexibility to designate a quiet room as a home office for remote working.
- Hybrid Commuting9/10
The Luas Green Line at Cowper Road provides seamless, rapid transit into the city center for hybrid workers.
- Retired8/10
The peaceful neighborhood, local amenities, and ground-floor bedroom make it a comfortable home for retirees seeking convenience.
Practical
8 areas- Ageing in Place8/10
The inclusion of a ground-floor bedroom and ensuite shower room significantly enhances the home's suitability for ageing in place.
- Low Maintenance7/10
The rear garden is finished in low-maintenance cobble-lock, though buyers should verify the ongoing maintenance requirements of the detached dormer structure.
- Secure Gated Entry5/10
The property benefits from off-street parking and two gated side accesses, though it is not part of a fully secure gated community.
- Minimalist Design5/10
The home features traditional elements like ceiling coving, centre roses, and an open fireplace rather than stark minimalist architecture.
- Flexible Floor Plans7/10
A versatile layout with a ground-floor bedroom that can double as a reception room or study if desired.
- Heritage Home4/10
While located in a mature, established enclave, the property itself is a detached dormer bungalow rather than a period Victorian or Edwardian heritage home.
- Ecological Setup4/10
The BER rating of D1 indicates that energy efficiency improvements may be required by the new owner to optimize environmental performance.
- Outdoor areas7/10
Provides off-street parking, a lawned side garden facing south, and a low-maintenance rear cobble-lock garden.
Interests
9 areas- Gardening6/10
Features a lawned side garden and a rear cobble-lock garden, offering pleasant outdoor spaces without overwhelming maintenance demands.
- Walking9/10
Leafy Palmerston Park is only a gentle stroll away, and the surrounding Victorian neighborhoods offer exceptional pedestrian routes.
- Gym7/10
Proximity to established urban centers like Rathmines and Ranelagh ensures good access to local fitness clubs and wellness facilities.
- Cycling8/10
The flat terrain and proximity to canal routes and central Dublin make cycling a very viable commuting and recreational option.
- Golf6/10
Several well-known golf clubs in the wider south Dublin region are accessible via short drives or transport links.
- Fishing2/10
Inland urban location offers virtually no local fishing opportunities.
- Horse Riding2/10
Equestrian facilities are scarce in this densely developed part of Dublin 6.
- Water Sports3/10
Water sports require travel towards Dublin Bay or local aquatic centers.
- Entertaining8/10
The spacious living/dining room with double doors opening to the side garden, combined with a practical kitchen/breakfast room, lends itself well to hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a very special verdant square within a private enclave, the property offers a peaceful setting despite its urban proximity.
- Rural Living2/10
This is a firmly suburban residential setting in Dublin 6, offering very little in the way of rural characteristics.
- Village Living9/10
The home is within easy reach of the bespoke shops, boutiques, and restaurants of Rathgar, Ranelagh, and Rathmines, delivering a strong village community feel.
- Coastal Living2/10
The location is landlocked in South Dublin with no immediate coastal proximity.
- Urban Living9/10
Superbly positioned in Dublin 6 with excellent transport links like the Luas Green Line nearby, providing fast access to St Stephen's Green and the city centre.
Social
6 areas- Community Involvement7/10
Set within a quiet enclave and close to established residential neighborhoods with active local associations and community groups.
- Café Culture9/10
The surrounding villages of Rathgar, Ranelagh, and Rathmines are renowned for their vibrant café and restaurant scenes.
- Nightlife8/10
Easy access to diverse pubs, bars, and dining venues in neighboring Ranelagh and Rathmines.
- Health/Wellness groups8/10
Plentiful access to local pilates & stretching studios, gyms, and wellness classes in the immediate Dublin 6 area.
- Networking Opportunities8/10
Proximity to central Dublin business hubs facilitates professional networking.
- Tech-Hub Connectivity8/10
Excellent digital infrastructure and easy transit to Dublin's primary commercial and tech districts.
Listing information
- Agent
- Sherry FitzGerald Ranelagh
- Phone
- 01 496 9909
- Current status
- active
- Published on HouseDelve
- 17 October 2026
- Correction
- Report an issue
HD-7F21A4HouseDelve · 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.