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Photograph 1 of 1 of REAR 35/37 Howth Road, Clontarf, Dublin 3

REAR 35/37 Howth Road, Clontarf, Dublin 3D03PX23

€700,000

BER E1

What you'll like:

  • Prime Clontarf Location: Situated in a highly sought-after north Dublin coastal suburb known for strong long-term property demand and excellent local amenities. This desirable address typically supports robust capital appreciation and sustained high rental yields.
  • Development Opportunity: Offers a rare chance to acquire a site with pre-existing structural progress, saving considerable time and initial administrative effort for a residential developer. This setup allows you to accelerate the construction timeline significantly.
  • Foundation Works Complete: Ground footing and foundation works have already been carried out on site, reducing early-stage heavy excavation risks and unpredictable groundworks costs. Buyers can move forward with upper-structure building phases much faster.
  • Dual Mews Configuration: The plans facilitate the construction of two distinct four-bedroom mews properties, maximizing the potential resale or rental revenue streams from a single parcel of land. This configuration optimizes space utilization on the plot.
  • Substantial Floor Plans: Each planned mews features four bedrooms spread across two stories plus additional attic bedrooms, appealing directly to large families seeking spacious suburban homes. These generous dimensions align well with current market preferences.
  • Vehicular Access Secured: Dedicated vehicular access from Charlemont Lane ensures practical off-street parking arrangements and straightforward logistics for ongoing construction vehicles. Good access is a critical asset for urban residential development sites.
  • Asking Price Stability: The recorded asking price has remained stable at seven hundred thousand euros with zero recorded reductions, indicating firm seller confidence and limited immediate motivation to discount. This suggests a strong vendor position in negotiations.
  • Coastal Lifestyle Proximity: The location provides future occupants with easy access to the seafront, recreational green spaces, and coastal walkways, which consistently command a premium in the Dublin housing market. Lifestyle appeal is a major driver of buyer interest.
  • Established Neighborhood Infrastructure: Surrounding residential streets benefit from mature trees, established community networks, and proximity to reputable schools and local retail hubs. Residents will enjoy immediate integration into a thriving neighborhood.
  • Public Transport Connectivity: Excellent proximity to established bus corridors and local DART stations ensures convenient commuting options into Dublin city center for future inhabitants. Strong transport links heavily support sustained residential property values.
  • Independent Build Control: Purchasing an incomplete development site allows the buyer to select their own contractors and finishes, ensuring optimal build quality and personalized design touches. This control prevents the compromise often seen in pre-packaged developments.
  • Strong Rental Potential: Four-bedroom new build homes in this district typically achieve high rental figures, making this an attractive proposition for build-to-rent investors or developers seeking quick capital rotation. Rental demand in Clontarf remains exceptionally resilient.
  • Defined Project Scope: The planning parameters for two specific mews dwellings provide a clear, focused roadmap for project completion without requiring speculative redesigns. This clarity streamlines budgeting and architectural oversight.
  • Compact Site Management: The rear plot size allows for manageable site security, material storage, and waste management during the construction phase compared to larger greenfield projects. Efficient site management helps keep overhead costs under tight control.
  • Clontarf Commercial Amenities: Future buyers or tenants will appreciate being close to local cafes, restaurants, and supermarkets along the Howth Road and surrounding commercial zones. Convenience is a top priority for modern urban family buyers.
  • Recreational Facility Access: Proximity to local sports clubs, GAA grounds, golf courses, and sailing clubs enhances the lifestyle appeal for prospective homeowners. These amenities draw affluent demographic groups to the local housing market.
  • Future Resale Liquidity: Newly constructed, energy-efficient four-bedroom homes in prime coastal suburbs consistently enjoy high liquidity and fast absorption rates upon completion. This reduces the holding period risk for commercial developers.
  • Architectural Upside: The inclusion of attic bedrooms adds versatile living space that can serve as home offices, playrooms, or guest suites, catering to post-pandemic remote working lifestyle trends. Flexible spaces significantly boost market competitiveness.
  • Clear Agent Representation: The property is managed by an established local auctioneer with regional expertise, facilitating straightforward communication and professional transaction management. An experienced agent helps streamline the due diligence process.
  • Capital Growth History: The broader Clontarf area has a proven track record of outperforming the wider national property market index during economic cycles, safeguarding your development investment. Long-term appreciation trends provide a reassuring safety net.

But keep in mind:

  • Poor Energy Rating: The current provisional or assigned BER rating stands at E1, indicating that substantial insulation and renewable technology upgrades will be needed to meet modern building regulations. Buyers must factor these energy remediation costs into their overall project budget.
  • Unclear Completion Status: The listing notes description coming soon and lacks detailed verification of existing foundation integrity, requiring thorough engineering inspections before purchase. You must verify whether the current footings comply fully with current building control standards.
  • Missing Core Metrics: Crucial property details such as exact site square meterage, finished floor areas, and precise boundary dimensions are not provided in the listing. Buyers should commission a detailed topographical and boundary survey prior to unconditional bidding.
  • Railway Proximity Concerns: The planned mews face directly towards the operational railway line, which may introduce noise, vibration, and visual privacy drawbacks for future occupants. Prospective buyers should investigate sound mitigation measures and acoustic glazing requirements.
  • Lane Access Constraints: Relying on Charlemont Lane for vehicular access could present logistical challenges during construction, including tight turning circles and potential right-of-way disputes with neighbors. Investigate the exact legal status and width of the lane before committing funds.
  • Unknown Planning Compliance: Buyers must independently verify that all current foundation works strictly adhere to valid, unexpired planning permissions and local authority guidelines. Lapsed or non-compliant planning permissions could trigger costly retention applications or redesign mandates.
  • Levy and Development Costs: Additional financial liabilities such as local authority development contributions, connection fees for utilities, and infrastructure levies must be carefully calculated. These hidden development costs can quickly erode projected profit margins.
  • Construction Inflation Risk: Undertaking a incomplete build exposes the purchaser to ongoing volatility in material and labor costs within the Irish construction sector. Unforeseen supply chain delays could significantly extend your project timeline and financing expenses.
  • Unverified Utility Connections: The availability and capacity of water, electricity, gas, and sewage connections at the rear boundary must be professionally confirmed to avoid unexpected connection upgrade fees. Insufficient local infrastructure could delay project sign-off.
  • Financing Complexities: Lenders often apply stricter underwriting criteria and lower loan-to-value ratios for incomplete development sites compared to finished residential properties. Ensure your funding partner is comfortable financing a part-built mews project.
  • Party Wall Considerations: Close proximity to adjacent properties along the Howth Road means party wall agreements and neighbor notifications may be required for ongoing construction works. Legal disputes with neighboring landowners can cause severe project delays.
  • Site Security Challenges: Rear access lanes can sometimes attract anti-social behavior or illegal dumping while the site remains vacant and under construction. You should budget for robust temporary security fencing, lighting, and surveillance.
  • Ground Condition Uncertainties: Although foundations are in place, unforeseen soil contamination, drainage issues, or high water tables could necessitate expensive remedial ground stabilization engineering. Always commission a comprehensive geotechnical site investigation report.
  • Lack of Internal Layouts: Floor plan schematics showing exact room dimensions and internal circulation paths are not disclosed in the listing details. Without these drawings, estimating interior fit-out costs accurately remains difficult.
  • Vendor Pricing Firmness: The absence of any recorded asking price reductions implies the seller holds firm valuation expectations despite the incomplete nature of the build. Negotiation headroom may be limited without compelling evidence of site defects.
  • Limited Buyer Protection: Purchasing a development site usually means operating under commercial contract terms rather than standard consumer home purchase protections. Legal due diligence must be exceptionally rigorous to mitigate structural and title risks.
  • Future Tax Implications: Developing two units may trigger specific VAT liabilities on construction services or potential local property tax reassessments upon completion. Consult a qualified tax advisor regarding the commercial tax treatment of this land purchase.
  • Restrictive Covenant Checks: Title deeds must be thoroughly examined for any restrictive covenants limiting building heights, architectural styles, or working hours on the lane. Overlooking covenants could lead to costly legal injunctions from local residents.
  • Potential Structural Remediation: If the existing ground footings have been exposed to weathering without protection over a prolonged period, concrete degradation may have occurred. Structural engineers should test the existing concrete strength before any building resumes.
  • Timeline Overrun Exposure: Urban infill and mews developments frequently encounter bureaucratic delays with utility providers and local council inspections. Build realistic time buffers into your financial model to account for potential administrative bottlenecks.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly overvalued compared with the available evidence.
  • The asking price of seven hundred thousand euros appears overvalued given that the offering consists of uncompleted development sites with foundations already laid for two mews properties, requiring significant additional capital investment and construction expertise before completion.
  • Valuation signals indicate a premium is being sought for the permitted development opportunity and vehicular access from Charlemont lane, though the lack of finished floor area and poor energy rating potential create substantial financial uncertainty for buyers.
  • Potential factors supporting such a high pricing strategy include strong demand for residential mews developments in Clontarf, whereas factors that could undermine the valuation include escalating construction costs and unexpected remediation expenses for foundation works.
  • Additional market relevance stems from the steady asking price history tracked since late October 2026, which suggests the vendor is currently testing buyer appetite without offering immediate price flexibility despite the incomplete nature of the project.

Build Analysis

What we know from similar construction types

  • The property is offered as a development opportunity consisting of two sites with ground footing and foundation works already carried out.
  • Plans indicate the construction of two four-bedroom, two-storey mews dwellings with attic bedrooms.
  • The proposed dwellings are positioned facing the railway, which may introduce noise and vibration considerations that a buyer should investigate.
  • Vehicular access is designated from Charlemont Lane, requiring verification of right-of-way, planning compliance, and connection permissions.
  • A buyer should thoroughly investigate the status of the existing planning permission, commencement notices, and compliance certification for the foundations completed to date.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property currently has an E1 BER rating, indicating significant energy inefficiency and a need for a comprehensive deep retrofit.
  • Estimated deep-retrofit cost is in the range of €60,000 to €90,000 per dwelling to achieve a modern A-rating, factoring in external wall insulation, upgraded heating systems, high-performance windows, and renewable energy technologies such as heat pumps.
  • Since the units are currently at the foundation and footing stage, integrating energy-efficiency measures directly into the ongoing construction phase could potentially reduce overall retrofit expenses compared to retrofitting a finished building.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: difficult to determine precisely due to the lack of current floor area and layout details, but given the BER rating of E1, energy efficiency is poor, potentially resulting in high heating demands.
  • Short explanation: An E1 energy rating indicates substantial heat loss, meaning heating systems will need to work harder, increasing annual energy consumption and costs until thermal upgrades are completed.

Pollution Safe

9/10

Environmental situation to investigate

  • The location is primarily residential and established, showing minimal proximity to heavy industrial sites, modern incinerators, or active major landfills.
  • Any historical urban or commercial activity in the wider district is typical for established Dublin suburbs, but buyers should verify local historical land uses if undertaking extensive groundwork.

Flood Safe

7/10

Water overflow reports to follow up

  • While the Clontarf coastal zone features designated flood-risk areas near Dublin Bay, the subject location sits further inland along Howth Road, generally reducing direct coastal inundation risk.
  • Localised surface water accumulation during extreme weather events should be independently investigated by prospective buyers.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

No verified results were found for this group in the previous five years.

Recent sales in the wider Clontarf area

  • 50 MERCHANTS SQ, EAST WALL, DUBLIN 3

    Sale date
    Declared sale price
    €371,000.00

  • 25 VERNON AVE, CLONTARF, DUBLIN 3

    Sale date
    Declared sale price
    €1,781,000.00

  • 73 CASINO PARK, MALAHIDE RD, DUBLIN 3

    Sale date
    Declared sale price
    €480,000.00

  • 165 MALAHIDE RD, DUBLIN 3, DUBLIN

    Sale date
    Declared sale price
    €507,200.00

  • 36 CROYDON GREEN, MARINO, DUBLIN 3

    Sale date
    Declared sale price
    €567,000.00

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: €7,000 — 1% of €700,000.
    ?
    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: 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 registration type.
  • Property valuation fees: approximately 150 to 300 euro for a mortgage valuation report.
  • Surveyor fees: approximately 500 to 1,500 euro depending on the depth of the building survey required.
  • Annual home insurance: approximately 350 to 800 euro depending on the level of buildings and contents cover chosen.

Forum Talk

What people are saying about this area

  • Local residents frequently discuss development and mews construction projects along the Howth Road and surrounding lanes.
  • Community forums often highlight traffic management and vehicular access concerns related to narrow laneways such as Charlemont Lane.
  • Discussions in the Clontarf area often focus on local infrastructure upgrades, public transport connectivity via the nearby DART line, and coastal amenities.
  • Prospective buyers in the area regularly share advice on managing older utility connections and navigating local planning guidelines for residential developments.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property is currently a development site with ongoing construction works, which poses immediate safety hazards for young children.

    3/10
  • Teenagers

    As a raw development opportunity with ground footings in place, it lacks habitable living space for teenagers at present.

    3/10
  • Multi-generational Living

    The proposed plans for two four-bedroom mews homes offer potential space, but buyers must verify if the layout suits multi-generational needs once built.

    4/10
  • Single Buyers

    A €700,000 asking price for a development site is typically beyond the scope of a standard single homebuyer unless they are an experienced developer.

    2/10
  • Couples

    Couples looking for an immediate turnkey home will find this unsuitable, though it may appeal to those seeking a self-build project.

    3/10
  • Empty Nesters

    Empty nesters generally look to downsize into low-maintenance properties rather than take on a complex mews construction project.

    2/10
  • Retirees

    Managing a major construction project from the ground up is rarely aligned with the lifestyle goals of retirees.

    2/10

Work

3 areas
  • Remote Working

    There is no habitable structure currently on site to facilitate remote working until construction is finalized.

    3/10
  • Hybrid Commuting

    The location offers good transport links to Dublin city centre, making hybrid commuting viable once built.

    6/10
  • Retired

    Given the nature of a development site with foundation works and mews construction required, this is unsuitable for retired occupiers looking for immediate living arrangements.

    2/10

Practical

8 areas
  • Ageing in Place

    Multi-storey mews designs with attic bedrooms may present accessibility challenges for ageing occupants unless specifically adapted.

    3/10
  • Low Maintenance

    Purchasing a development site requires managing a complex construction project, which is the opposite of low maintenance.

    2/10
  • Secure Gated Entry

    Security measures such as gated access will need to be incorporated into the final development plans by the buyer.

    5/10
  • Minimalist Design

    The proposed two-storey mews structures offer a blank canvas for buyers wishing to implement a minimalist interior design.

    6/10
  • Flexible Floor Plans

    With ground footings and foundations already in place for four-bedroom mews with attic spaces, buyers should verify the extent of internal layout flexibility remaining.

    7/10
  • Heritage Home

    This is a modern mews development site rather than a traditional period or heritage property.

    1/10
  • Ecological Setup

    Achieving high energy ratings (the current site carries an E1 BER rating context for the land/holding) will require modern sustainable building practices during construction.

    4/10
  • Outdoor areas

    Outdoor space is restricted to what can be achieved within the footprint of the two mews sites accessed via Charlemont lane.

    4/10

Interests

9 areas
  • Gardening

    Garden space will depend on the final landscaping and outdoor area allocation of the completed mews properties.

    4/10
  • Walking

    Proximity to the Clontarf seafront and local parks offers excellent opportunities for walking enthusiasts.

    8/10
  • Gym

    Various fitness facilities and local clubs are accessible within the wider Clontarf and Dublin 3 area.

    7/10
  • Cycling

    The coastal cycle track running along Clontarf provides fantastic infrastructure for cyclists.

    8/10
  • Golf

    Clontarf is famous for its premier golf clubs, including Royal Dublin and St Anne's, located nearby.

    8/10
  • Fishing

    Coastal access provides some opportunities for sea fishing, though buyers should verify local regulations and spots.

    5/10
  • Horse Riding

    Equestrian facilities are limited in this urban and suburban setting, requiring travel outside the immediate area.

    3/10
  • Water Sports

    Clontarf's coastline is popular for sailing, SUP, and other water-based activities.

    7/10
  • Entertaining

    Entertaining is currently impossible given the site status, but future mews designs may offer open-plan living for hosting.

    4/10

Lifestyle

5 areas
  • Quiet Living

    Located near a railway line, future residents should investigate potential noise levels affecting quiet enjoyment.

    4/10
  • Rural Living

    Clontarf is an established urban and suburban coastal area in Dublin, offering no rural characteristics.

    1/10
  • Village Living

    Clontarf offers a distinct village feel with local shops and amenities nearby once development is complete.

    6/10
  • Coastal Living

    Clontarf is renowned for its coastal appeal, promenade, and proximity to Dublin Bay.

    8/10
  • Urban Living

    The location provides strong urban convenience with access to Dublin city services and transport links.

    7/10

Social

6 areas
  • Community Involvement

    Clontarf has an active local community with numerous sports clubs and associations to join.

    6/10
  • Café Culture

    The surrounding area boasts a vibrant café and restaurant scene along the seafront and main thoroughfares.

    7/10
  • Nightlife

    While local pubs and dining spots are available, heavier nightlife options require heading further into Dublin city centre.

    5/10
  • Health/Wellness groups

    A variety of pilates & stretching studios, fitness classes, and sports wellness groups operate locally.

    7/10
  • Networking Opportunities

    Networking is typical of an established residential suburb, though major business hubs require commuting into the city.

    5/10
  • Tech-Hub Connectivity

    Easy access to Dublin's tech quarters via nearby transport routes supports professionals in the sector.

    6/10

Listing information

Agent
Terry O'Reilly Auctioneers
Phone
01 846 3859
Current status
active
Published on HouseDelve
28 October 2026
Correction
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Property reference: HD-D2CBD0HouseDelve · Republic of Ireland

Report 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.