Proby Cottage, 2 Killiney Road, Dalkey, County DublinA96E971
€1,150,000
4 Bed~2 Bath~197 m²~BER F
What you'll like:
- Detached Georgian character: The property is an exceptional detached Georgian cottage retaining rare architectural features and distinction, which offers a unique historic appeal that is hard to find in modern builds.
- Single level layout: Presented entirely on one level, the accommodation provides effortless accessibility throughout the home without the need to climb stairs, making it highly practical for long-term living.
- Generous floor area: Spanning approximately 197 square metres, the residence provides expansive proportions across all rooms, ensuring comfortable family living spaces without feeling cramped.
- Impressive kitchen extension: Added in 1999, the exceptionally large open-plan kitchen and living space acts as a superb daily gathering area that is flooded with natural light from skylights and bay windows.
- High architectural ceilings: The original character of the house features high ceilings that enhance the sense of volume and grandeur, adding considerable architectural presence to the interior spaces.
- Sash windows and shutters: Traditional sash windows and elegant internal shutters have been carefully retained to preserve the historic charm while offering classic aesthetic value and privacy.
- Spacious drawing room: Measuring over eight meters in length, the exceptionally spacious drawing room provides a formal living environment complete with a traditional fireplace and wooden flooring.
- Master bedroom suite: The principal bedroom is exceptionally well-appointed, benefiting from a dedicated walk-in wardrobe and a private ensuite bathroom for enhanced comfort and convenience.
- Four well-proportioned bedrooms: The property includes four generously sized bedrooms that offer considerable versatility for family accommodation, hosting overnight guests, or setting up dedicated home working spaces.
- Abundant natural light: Large bay windows and overhead skylights strategically capture sunlight throughout the day, creating a bright and welcoming atmosphere in the main living zones.
- Extensive off-street parking: Approached via a long private driveway, the property provides ample parking space for multiple vehicles securely off the main public road.
- Generous private site: The cottage occupies a remarkably large plot that offers excellent privacy and a wonderful sense of green space, which is an unusual find for a central location.
- Prestigious address: Situated on Killiney Road, the home is positioned in one of South County Dublin's most sought-after residential areas, ensuring strong long-term desirability.
- Proximity to Dalkey village: The neighbouring villages of Dalkey, Glasthule, and Killiney are all within easy reach, offering a vibrant selection of local cafés, restaurants, and everyday boutiques.
- Coastal recreational amenities: The surrounding coastal area is renowned for its scenic beauty, offering immediate access to Killiney Hill Park, Killiney Beach, and local golf and tennis clubs.
- Excellent local schools: Families will benefit from a superb choice of highly regarded primary and secondary educational institutions located within easy commuting distance of the address.
- Convenient DART access: Nearby DART stations at both Dalkey and Glenageary provide frequent and reliable public transport connections directly into Dublin city centre.
- Road network connectivity: The M50 motorway and N11 dual carriageway are readily accessible, ensuring straightforward driving connections throughout Dublin and across the wider national road network.
- Gas-fired central heating: The property is equipped with a gas-fired central heating system, providing a reliable and responsive method for warming the expansive interior spaces.
- Virtual tour availability: Prospective buyers can take advantage of the provided virtual reality tour to preview the interior layout and proportions before scheduling an in-person physical viewing.
But keep in mind:
- Extremely poor BER rating: The property holds a very low energy rating, indicating substantial thermal inefficiency that will likely result in high heating bills unless major insulation upgrades are completed.
- High energy consumption: With an energy performance indicator exceeding 370 kWh/m2/yr, the home consumes significant energy, which requires careful financial planning for future retrofitting works.
- Listed building considerations: Due to its late 19th-century Georgian origins and rare character, buyers should investigate whether local preservation restrictions limit future structural modifications or exterior updates.
- Historic fabric maintenance: Older properties often require specialist maintenance for traditional features like timber sash windows, meaning buyers should budget for higher ongoing upkeep costs.
- Single-pane window risks: Original sash windows may lack modern double glazing, which can contribute to heat loss and exterior street noise penetrating into the living spaces.
- Unverified heating system: The selling agents explicitly note that no services or heating apparatus have been tested, requiring buyers to commission a professional engineering inspection prior to purchase.
- Extension structural age: Although the large kitchen extension was added, it is now over two decades old, meaning a thorough structural survey is recommended to check for roof or damp issues.
- Roof and gutter integrity: Given the age of the main cottage structure, the roof timbers, slates, and rainwater goods should be closely examined by a surveyor for signs of wear.
- Damp and ventilation checks: Older single-level cottages built on generous sites can be prone to rising or penetrating damp, making comprehensive moisture checks an essential due diligence step.
- Electrical compliance review: The wiring and electrical fuse boards should be professionally inspected to ensure they meet current safety standards and can handle modern household electrical loads.
- Plumbing system evaluation: The condition of the internal plumbing, waste pipes, and bathrooms should be verified by a qualified plumber to rule out hidden leaks or outdated pipework.
- Boundary and title verification: The long private driveway and large site boundaries should be carefully verified against official land registry maps by a solicitor to prevent future disputes.
- Traffic noise exposure: Positioned directly on Killiney Road, the property may experience noticeable vehicular traffic noise during peak commuting hours, which buyers should test in person.
- Driveway access safety: Entering and exiting a long private driveway directly onto a busy arterial road like Killiney Road requires careful driving evaluation during different times of the day.
- Garden drainage assessment: The extensive private grounds should be checked for proper surface water drainage, particularly during periods of heavy rainfall, to prevent pooling near the foundations.
- Extension planning compliance: Buyers' legal representatives must inspect local authority planning files to ensure the 1999 kitchen extension and any internal alterations received full planning permission.
- Accessibility of attic space: If the cottage features any loft or attic areas, a surveyor should check whether they are suitable for storage or if insulation levels meet modern standards.
- High capital outlay needed: Factoring in the low energy rating and potential renovation requirements, buyers should prepare for significant capital expenditure beyond the baseline purchase price.
- Approximate floor measurements: All stated room dimensions are approximate for guidance purposes only, meaning a precise measured survey should be commissioned prior to finalising contracts.
- Fixture and fitting exclusions: Since photographs and listings are for guidance only, buyers must confirm exactly which appliances and fittings are included in the final sale agreement.
Price positioning
?
- The asking price appears noticeably undervalued when benchmarked against recent transactions for detached and semi-detached properties along the same road, which frequently achieve significantly higher figures in the current market.
- Under-valuation signals are reinforced by the considerable floor area of nearly two hundred square meters and the rare period features, which typically command a much higher market premium in this premier coastal suburb.
- Factors that could negatively impact buyer interest and justify a lower price point include the exceptionally poor energy efficiency rating and the substantial modernization costs required to bring the dwelling up to contemporary standards.
- Supporting the current quoting level are the generous site dimensions and long private driveway offering excellent off-street parking, representing scarce commodities that generally elevate desirability among prospective purchasers searching locally.
Build Analysis
What we know from similar construction types
- The property is a detached Georgian cottage dating back to the late 19th century, featuring period characteristics such as high ceilings, sash windows, and traditional shutters.
- A substantial kitchen and living extension was added in 1999, featuring skylights and large bay windows.
- Given the age of the original structure, a buyer should investigate the condition of the roof, structural walls, foundations, and timber integrity for any potential damp or rot.
- The buyer should verify the insulation levels in both the original cottage and the 1999 extension, as the current energy rating is low.
- The services, plumbing, and electrical systems should be professionally inspected to determine if they require updating to modern standards.
- Planning permission, building regulations compliance, and structural certification for the 1999 kitchen extension should be verified by a solicitor and surveyor.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost: €60,000 to €90,000.
- Reasoning: The property has an F energy rating and a substantial floor area of approximately 197 sq. m. Bringing a detached period property of this size up to a B2 BER rating will likely require comprehensive external or internal wall insulation, upgraded roof insulation, replacement of single- or older-glazed sash windows with high-performance double or secondary glazing, upgrading the heating system to a heat pump or modern condensing boiler, and addressing airtightness while preserving the historic character of the original structure.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,500 to €4,500.
- Explanation: Given the 197 square metre floor area and a poor BER rating of F, the property is likely to have high thermal heat loss, meaning significantly higher energy inputs are required to maintain a comfortable indoor temperature compared to a modern energy-efficient home.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential coastal suburb well away from heavy industrial zones, major waste facilities, or active landfills.
- Any historical or legacy environmental concerns in the broader South County Dublin region are minimal, though buyers should verify local site history.
Flood Safe
8/10Water overflow reports to follow up
- The location is situated at a comfortable elevation relative to the immediate coastline, suggesting a low general likelihood of tidal flooding.
- Standard localized surface water accumulation during heavy rainfall should be independently investigated by prospective buyers as part of pre-purchase due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
11 DALKEY MANOR, KILLINEY ROAD, DALKEY
- Sale date
- Declared sale price
- €1,650,000.00
45A KILLINEY ROAD, DALKEY, DUBLIN
- Sale date
- Declared sale price
- €1,487,000.00
11 KILLINEY TOWERS, KILLINEY ROAD, DALKEY
- Sale date
- Declared sale price
- €500,000.00
7 DALKEY MANOR, KILLINEY ROAD, DALKEY
- Sale date
- Declared sale price
- €1,400,000.00
2 DALKEY MANOR, KILLINEY ROAD, DALKEY
- Sale date
- Declared sale price
- €1,320,000.00
Recent sales in the wider Dalkey area
1A WHITE'S VILLAS, DALKEY, CO. DUBLIN
- Sale date
- Declared sale price
- €560,000.00
38 ULVERTON RD, DALKEY, DUBLIN
- Sale date
- Declared sale price
- €1,782,500.00
CASABLANCA, ARDEEVIN RD, DALKEY
- Sale date
- Declared sale price
- €2,200,000.00
5 KINTYRE, PILOT VIEW, DALKEY
- Sale date
- Declared sale price
- €865,000.00
18 CRAIGLANDS, ARDEEVIN ROAD, DALKEY
- Sale date
- Declared sale price
- €640,000.00
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 €11,500 to €115,000 depending on whether the 1% or higher residential property rates apply to the purchase price of €1,150,000.
- Solicitor legal fees: approximately €2,000 to €4,000 plus outlays and VAT.
- Land registration fees: approximately €600 to €800 for property registration and mapping.
- Property valuation fees: approximately €150 to €300 for mortgage or independent valuation.
- Surveyor fees: approximately €1,000 to €2,500 depending on the depth of structural survey required for a 197 sq m detached period home.
- Annual home insurance: approximately €600 to €1,200 depending on the level of buildings and contents cover selected.
Forum Talk
What people are saying about this area
- Locals frequently discuss the charm and historical significance of properties along Killiney Road and surrounding Dalkey.
- Residents highlight the convenience of living within walking distance of Dalkey village, Killiney Hill Park, and the coastline.
- Community forums often mention excellent local transport links, including nearby DART stations providing direct access to Dublin city centre.
- Discussions in the area generally center around maintaining period properties and upgrading energy efficiency ratings like BER.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The single-level layout and large private site offer a safe and manageable environment for young children, though buyers should verify safety features around the extensive grounds.
- Teenagers7/10
Four bedrooms provide good individual space, and the proximity to local amenities and Dalkey village offers independence for teenagers.
- Multi-generational Living6/10
Presented entirely on one level, the cottage offers accessible single-storey living, though the open-plan layout means less separation for multiple generations.
- Single Buyers5/10
The property size and asking price point make it more suited to couples or families rather than single buyers looking for low-maintenance apartments.
- Couples9/10
The combination of historic Georgian charm, a massive open-plan kitchen/living extension, and a private site makes this ideal for couples who enjoy entertaining.
- Empty Nesters9/10
Single-level accommodation is exceptionally well-suited for empty nesters looking to downsize from multi-story homes without sacrificing room sizes.
- Retirees9/10
All living space is on the ground floor, facilitating easy movement, and the area is well-serviced by nearby coastal walks and medical amenities.
Work
3 areas- Remote Working9/10
Four bedrooms allow ample flexibility to set up dedicated home offices, supported by generous floor space.
- Hybrid Commuting8/10
Convenient access to the DART at Dalkey and Glenageary makes hybrid commuting into Dublin city centre very practical.
- Retired9/10
The single-level layout and low-maintenance interior living space suit retirement lifestyles exceptionally well.
Practical
8 areas- Ageing in Place9/10
Being entirely on one level, this home is exceptionally well-suited for ageing in place, though buyers should verify any threshold steps.
- Low Maintenance6/10
While the interior is well-proportioned, period features like sash windows and a larger site require regular maintenance.
- Secure Gated Entry5/10
The property benefits from a long private driveway, but buyers should verify existing security gate installations.
- Minimalist Design4/10
The property is defined by its historic Georgian character, high ceilings, and period details rather than minimalist aesthetics.
- Flexible Floor Plans8/10
Four well-proportioned bedrooms and a vast open-plan kitchen/living extension offer great flexibility for various household needs.
- Heritage Home10/10
Originally built in the late 19th century, this is an exceptional detached Georgian cottage retaining rich period character and architectural detail.
- Ecological Setup3/10
With an F BER rating and gas-fired central heating, the property would benefit significantly from energy-efficiency upgrades that buyers should investigate.
- Outdoor areas9/10
The property occupies an unusually large site for the area, offering excellent privacy, a long private driveway, and wonderful outdoor space.
Interests
9 areas- Gardening8/10
The generous site offers wonderful potential for enthusiastic gardeners to cultivate attractive outdoor areas.
- Walking9/10
Proximity to Killiney Hill, Killiney Beach, and local coastal paths makes this a paradise for walking enthusiasts.
- Gym7/10
Good local facilities are available in the surrounding South County Dublin area, though buyers should verify the closest commercial fitness clubs.
- Cycling7/10
The coastal roads and surrounding South Dublin areas offer scenic cycling routes, though local traffic should be factored in.
- Golf8/10
Killiney Golf Club and other renowned courses are located nearby, making it very convenient for golf lovers.
- Fishing6/10
Proximity to the coast allows for sea fishing opportunities within a short distance.
- Horse Riding5/10
Equestrian facilities can be found in the wider county Dublin region, though not directly in the immediate village footprint.
- Water Sports8/10
The coastal location near Dalkey and Dun Laoghaire provides excellent access to sailing, swimming, and various water sports.
- Entertaining10/10
The exceptionally large open-plan kitchen and living extension, combined with extensive off-street parking, is tailor-made for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Set back via a long private driveway on a generous site, the property offers a peaceful and private retreat despite its accessible location.
- Rural Living4/10
While there is plenty of greenery and period character, the setting is firmly suburban near Dalkey and Killiney rather than rural.
- Village Living9/10
Within easy reach of Dalkey, Glasthule, and Killiney villages, offering an exceptional community and village atmosphere.
- Coastal Living9/10
The location is renowned for its beautiful coastline, Killiney Beach, and Killiney Hill Park being close by.
- Urban Living6/10
DART transport links provide easy access to Dublin city centre, but the immediate surroundings maintain an affluent suburban feel.
Social
6 areas- Community Involvement8/10
The strong village communities of Dalkey and Killiney offer active local associations and community groups.
- Café Culture9/10
Surrounded by an exceptional selection of cafés, restaurants, and boutiques in Dalkey, Glasthule, and Killiney.
- Nightlife7/10
Local pubs and restaurants provide a vibrant evening scene, with more extensive nightlife accessible via the DART.
- Health/Wellness groups8/10
Proximity to local clubs, parks, and pilates & stretching opportunities support a healthy lifestyle.
- Networking Opportunities7/10
Affluent south Dublin location frequented by professionals, with good connectivity to tech and business hubs.
- Tech-Hub Connectivity7/10
Good transport links to Dublin's commercial and tech centers, though buyers should verify local broadband speeds for remote tech work.
Listing information
- Agent
- Get Property Estate Agents
- Phone
- 01 5377100
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-530890HouseDelve · 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.