Proby Cottage, 2 Killiney Road, Dalkey, County DublinA96E971
SALE AGREED
Last asking price: €1,500,000
4 Bed~2 Bath~197 m²~BER F
What you'll like:
- Historic Georgian character: The property is an exceptional detached Georgian cottage retaining original architectural details like high ceilings, sash windows, and traditional shutters, offering rare character and distinction for buyers who appreciate period homes.
- Substantial floor area: Extending to approximately 197 square metres on a single level, the residence provides unusually generous proportions and layout flexibility that matches or exceeds typical suburban houses.
- Spacious single-level living: Being presented entirely on one level ensures seamless accessibility across all principal rooms, making it highly practical for diverse family needs and long-term convenience.
- Impressive kitchen extension: A large open-plan kitchen and living area added in 1999 creates a wonderful everyday gathering space flooded with natural light from skylights and large bay windows.
- Generous master suite: The principal bedroom is exceptionally well-appointed, benefiting from a dedicated walk-in wardrobe and a private ensuite bathroom to create a private sanctuary.
- Four well-proportioned bedrooms: The accommodation includes four versatile bedrooms capable of easily accommodating a growing family, visiting guests, or comfortable remote working setups.
- Expansive drawing room: Measuring over eight meters long with wooden flooring and a fireplace, the grand drawing room provides a magnificent formal entertaining space.
- Generous private site: The cottage occupies an unusually large site for the immediate area, providing a wonderful sense of space and excellent overall property privacy.
- Long private driveway: A lengthy private driveway offers extensive off-street parking capabilities, ensuring both security and convenience for multiple vehicles directly on the grounds.
- Prime South Dublin location: Situated on Killiney Road in one of the county's most prestigious residential areas, placing you close to the charming villages of Dalkey and Glasthule.
- Proximity to DART station: The local DART station at Glenageary is less than a five-minute walk away, providing rapid and reliable rail access directly into Dublin city centre.
- Excellent nearby schools: The surrounding area boasts a superb selection of highly regarded primary and secondary schools, making this an ideal location for families with educational priorities.
- Coastal lifestyle amenities: Residents enjoy close proximity to beautiful coastline walks, Killiney Beach, and Killiney Hill Park, offering outstanding recreational options right on the doorstep.
- Local sporting clubs: The property sits within easy reach of premium local facilities including Glenageary Tennis Club and Killiney Golf Club for active lifestyle enthusiasts.
- Convenient transport links: Beyond rail options, the M50 motorway and N11 are readily accessible by car, ensuring smooth connectivity throughout Dublin and the wider national road network.
- Gas-fired central heating: The home is equipped with a gas-fired central heating system, providing familiar and efficient warmth distribution throughout the extensive single-story footprint.
- Abundant natural light: Large architectural features such as bay windows and ceiling skylights successfully flood core living zones with daylight throughout the day.
- Outdoor entertainment potential: The generous grounds surrounding the detached structure provide fantastic scope for landscaping, gardening, and outdoor dining during warmer months.
- Strong local demand: Bidding activity reported above initial expectations highlights robust market appeal, suggesting strong long-term capital preservation and desirability in this coveted enclave.
- Rare market offering: Detached period homes of this specific vintage and style rarely present themselves in this specific location, offering a unique acquisition for discerning purchasers.
But keep in mind:
- Poor energy efficiency: The dwelling holds a low BER rating of F with a high energy performance indicator of 370.13 kWh/m2/yr, indicating substantial thermal inefficiency and high heating costs.
- Substantial asking price jump: Recorded listing data shows a major asking price increase of €350,000 or thirty percent from its initial tracking snapshot, requiring careful evaluation of current market value.
- Urgent insulation upgrades required: Achieving an acceptable modern energy standard will likely demand significant capital expenditure on wall insulation, modern windows, and heating system overhauls.
- Historic extension vintage: The large kitchen extension dates back to 1999, meaning major components like roofing felt, skylights, and integrated appliances may be approaching the end of their lifespan.
- Single-layer roof insulation risks: Flat roof sections or skylight junctions on older extensions require thorough professional inspection by a surveyor to check for latent moisture or leakage issues.
- Aged heating infrastructure: Buyers should commission a dedicated heating engineer to inspect the gas boiler and radiator network, as older single-level layouts can hide outdated pipework.
- Single bathroom-to-bedroom ratio: Despite having four large bedrooms, the home features only two bathrooms, meaning the main bathroom must serve three secondary bedrooms and guests.
- High structural maintenance burden: Georgian properties demand ongoing specialist maintenance for lime plaster, timber sash preservation, and damp management to prevent structural decay.
- Potential timber preservation needs: Buyers should arrange a specialized timber and damp survey to check original lath-and-plaster walls and historic wooden flooring for rot or infestation.
- Traffic and road noise: Positioned directly on Killiney Road, the property may experience noticeable vehicular traffic noise during peak commuting hours, impacting outdoor tranquility.
- Driveway security setup: The long private driveway, while offering ample parking, may require investment in automated security gates and lighting to ensure adequate home security.
- Unverified services condition: Selling agents explicitly note that appliances, fixtures, and services have not been tested, placing the full onus on the buyer to verify functionality.
- Roof condition unknowns: The expansive roof areas spanning 197 square metres of single-story layout require careful drone or physical inspection by a surveyor to assess slate and flashing integrity.
- Boundary clarity verification: Given the historic nature of the cottage, buyers must instruct their legal counsel to carefully examine title maps and verify exact site boundaries.
- Planning compliance checks: Any historical alterations, particularly the 1999 kitchen extension, should be checked against local authority planning files to ensure full regulatory compliance.
- Upgrading electrical wiring: Older sections of the property may still contain dated electrical wiring circuits that require complete rewiring to meet modern safety standards.
- Surface water drainage: Due to the generous site size and extensive hardstanding driveway, buyers should investigate stormwater drainage systems to prevent potential pooling during heavy rain.
- Ventilation in bathrooms: The internal layout includes an ensuite and main bathroom which should be inspected for proper mechanical extraction to prevent condensation and mold issues.
- Negotiation leverage challenges: Rapid bidding activity and recent price adjustments upward suggest the seller may hold a strong negotiating position, limiting aggressive discounting.
- High retrofit costs: Combining period preservation with modern energy upgrades means the total cost of ownership post-purchase could significantly exceed the initial acquisition price.
Price positioning
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- The asking price appears initially positioned below recent comparable local transactions, having been substantially revised upward by thirty percent from an initial guide of one million one hundred fifty thousand euros to reflect strong underlying market demand.
- Valuation signals present a mixed picture; while the generous floor area of one hundred ninety-seven square meters and desirable Dalkey location support a premium, the poor energy rating of F introduces significant potential future retrofit costs.
- Supporting factors for the current price include strong active bidding exceeding the guide and unique period features combined with a large extension, whereas factors that could undermine value include high energy inefficiency and necessary modernization works.
- Overall, considering local comparable sales on the same road reaching nearly one point five million euros, the adjusted asking price is closely aligned with prevailing market norms for detached properties of similar scale in this prime south county Dublin location.
Build Analysis
What we know from similar construction types
- The property is described as a detached Georgian cottage dating back to the late 19th century, featuring period details such as high ceilings, sash windows, traditional shutters, and elegant cornicing.
- A substantial kitchen extension was added in 1999, creating an open-plan living space with skylights and bay windows, which integrates modern proportions with the older structure.
- Given the age of the original structure, a buyer should investigate the condition of the roof, timber integrity, damp proofing, and the original sash windows to identify any potential maintenance issues.
- The property features a BER rating of F, indicating poor energy efficiency that would benefit significantly from insulation upgrades, modern heating controls, and window improvements.
- Buyers should verify the structural integrity and compliance of the 1999 kitchen extension, ensuring that all necessary planning permissions and building regulations were met at the time of construction.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F (370.13 kWh/m2/yr) and a floor area of approximately 197 sq. m., meaning a comprehensive deep retrofit is required to bring it to a modern energy efficiency standard.
- A deep retrofit for a property of this size and vintage typically involves external or internal wall insulation, roof insulation, window and door replacements, upgrading the heating system to a heat pump or modern condensing boiler, and installing renewable energy systems such as solar panels.
- Estimated costs for a comprehensive deep retrofit on a 197 sq. m. period home generally range from €70,000 to €110,000, depending on the extent of works required and potential grants available through SEAI.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,500 to €4,800 per year.
- Explanation: Given the floor area of approximately 197 square metres and an inefficient BER rating of F, the property will experience significant heat loss, leading to higher-than-average gas-fired central heating expenses.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential coastal suburb of South County Dublin, generally distant from heavy industrial zones, major waste incinerators, or active large-scale landfills.
- Any historical or localized environmental concerns are typical of older urban-suburban fringes and should be verified through standard local searches if specific doubts arise.
Flood Safe
8/10Water overflow reports to follow up
- The immediate Killiney and Dalkey areas are generally elevated relative to sea level, though low-lying coastal spots nearby should be reviewed on national flood hazard maps.
- Standard surface water drainage applies, and buyers should consult detailed OPW flood maps to confirm specific local risks for the exact site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
45A KILLINEY ROAD, DALKEY, DUBLIN
- Sale date
- Declared sale price
- €1,487,000.00
11 DALKEY MANOR, KILLINEY ROAD, DALKEY
- Sale date
- Declared sale price
- €1,650,000.00
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
5 PROBY PARK, BARNHILL RD, DALKEY
- Sale date
- Declared sale price
- €735,000.00
5 CHARLOTTE TERRACE, VICTORIA RD, DALKEY
- Sale date
- Declared sale price
- €1,560,000.00
10 WOLVERTON GLEN, DALKEY, DUBLIN
- Sale date
- Declared sale price
- €790,000.00
12 CLADDAGH, BAILEY VIEW, DALKEY
- Sale date
- Declared sale price
- €795,000.00
13 WHITES VILLAS, DALKEY, DUBLIN
- Sale date
- Declared sale price
- €700,000.00
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: €20,000 — 1% of €1,000,000 + 2% of €500,000.
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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: roughly €2,000 to €4,000 plus VAT and outlay costs.
- Land registration fees: approximately €600 to €800 for property registration and mapping.
- Property valuation fees: around €150 to €350 depending on the surveyor or valuer.
- Surveyor fees: roughly €1,000 to €2,500 depending on the level of detailed structural survey required.
- Annual home insurance: approximately €600 to €1,200 depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in the Killiney and Dalkey areas frequently discuss local heritage conservation, noting the strong community desire to protect historical properties and mature streetscapes.
- Local forums often highlight the convenience of living near Killiney Hill and the coastline, making it a popular spot for outdoor amenities and family walks.
- Commuter discussions on local groups regularly praise the proximity to the DART station, offering reliable access into Dublin city centre while noting peak-time road traffic around village junctions.
- Community boards frequently share news regarding local primary and secondary schools, emphasizing the area's strong educational reputation.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features four well-proportioned bedrooms and a generous, private site with a large garden area suitable for young children, though buyers should verify safety around the long private driveway.
- Teenagers8/10
Four bedrooms provide ample space for teenagers, and the close proximity to Dalkey village, Killiney Hill, and public transport like the DART station offers great independence.
- Multi-generational Living7/10
Presented entirely on one level, the layout avoids internal stairs, making it accessible for older family members, though the single-level open plan shares common living zones.
- Single Buyers5/10
At 197 sq. m. with four bedrooms and a significant asking price, it is quite large and expensive for a single buyer unless prioritizing generous space and period character.
- Couples8/10
Provides wonderful entertaining spaces and period charm, making it very appealing for couples who enjoy generous living areas and a prime coastal South County Dublin location.
- Empty Nesters9/10
Single-level accommodation is ideal for empty nesters looking to downsize from multi-story homes without sacrificing room sizes, privacy, or garden space.
- Retirees8/10
Single-level living supports ageing in place well, and the proximity to local amenities and healthcare groups in Dalkey is advantageous, though home maintenance of a historic property should be factored in.
Work
3 areas- Remote Working8/10
The fourth bedroom and versatile living spaces offer dedicated home office options, though buyers should verify broadband speeds.
- Hybrid Commuting9/10
Glenageary DART station is less than a five-minute walk away, providing direct and efficient commuting access to Dublin city centre.
- Retired9/10
Single-level layout and low-stress accessibility to village amenities make it well-suited for retirement lifestyles.
Practical
8 areas- Ageing in Place9/10
The single-level Georgian cottage layout removes the hurdle of internal staircases, making it highly practical for long-term accessibility.
- Low Maintenance5/10
Being a historic 19th-century Georgian property with an F BER rating, buyers should budget for potential energy upgrades and periodic maintenance of period features.
- Secure Gated Entry6/10
Approached via a long private driveway offering good privacy, though buyers should verify existing security gate installations.
- Minimalist Design4/10
Characterised by classic period features, high ceilings, sash windows, and traditional cornicing rather than stark minimalism.
- Flexible Floor Plans8/10
Offers four bedrooms and multiple spacious reception areas that can adapt to changing family or working needs.
- Heritage Home10/10
An exceptional detached Georgian cottage dating back to the late 19th century, retaining authentic historic character and architectural distinction.
- Ecological Setup3/10
The current BER rating of F indicates that energy efficiency is low, and buyers should investigate retrofitting options.
- Outdoor areas8/10
Benefits from an unusually large site for the area, featuring a long private driveway and generous outdoor space.
Interests
9 areas- Gardening7/10
The generous site offers good outdoor space for gardening enthusiasts to cultivate and enjoy landscaped grounds.
- Walking10/10
Exceptional location for walking enthusiasts, with close proximity to Killiney Hill Park, Killiney Beach, and local heritage trails.
- Gym7/10
Good local fitness options are available in the surrounding Dalkey and Dun Laoghaire areas, though buyers should verify specific nearby facilities.
- Cycling7/10
The coastal roads and nearby parks offer scenic cycling routes, though navigating local suburban traffic requires standard caution.
- Golf8/10
Killiney Golf Club is easily accessible from this location, alongside other notable courses in South County Dublin.
- Fishing6/10
Coastal access nearby provides opportunities for sea fishing along the Dublin coastline.
- Horse Riding5/10
Equestrian facilities are generally located further inland or in the Dublin mountains, requiring a short drive.
- Water Sports8/10
Proximity to the coast and nearby marine locations makes it convenient for swimming, sailing, and various water sports.
- Entertaining9/10
Features an exceptionally large open-plan kitchen and living extension with natural light, perfect for hosting family and friends.
Lifestyle
5 areas- Quiet Living8/10
Occupies a generous site offering wonderful privacy and a long private driveway, set back from the main road in a prestigious residential pocket.
- Rural Living3/10
Located in a well-established suburban coastal area near Dalkey and Killiney, rather than a rural setting.
- Village Living9/10
Within easy walking distance of Dalkey, Glasthule, and Killiney villages, offering immediate access to local boutiques, restaurants, and amenities.
- Coastal Living9/10
Superbly positioned near Killiney Beach, Killiney Hill, and the scenic South County Dublin coastline.
- Urban Living6/10
Provides suburban comfort with rapid DART train access to Dublin city centre, balancing urban connectivity with village charm.
Social
6 areas- Community Involvement8/10
Established residential neighbourhood with active local communities in Dalkey and Killiney.
- Café Culture9/10
Surrounded by the vibrant café and restaurant scenes of Dalkey, Glasthule, and surrounding villages.
- Nightlife7/10
Local pubs and dining spots in Dalkey provide an intimate evening scene, with broader nightlife easily reached in Dublin city via the DART.
- Health/Wellness groups8/10
Proximity to tennis clubs, walking groups, and wellness facilities supports an active lifestyle.
- Networking Opportunities7/10
Good regional connectivity allows professionals to network locally or commute easily to business hubs.
- Tech-Hub Connectivity7/10
Convenient transport links offer access to Dublin's major commercial and tech centres.
Listing information
- Agent
- Get Property Estate Agents
- Phone
- 01 5377100
- Current status
- sale agreed
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-530890HouseDelve · 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.