Roker, Thormanby Road, Howth, County DublinD13H795
€895,000
4 Bed~4 Bath~161 m²~BER F
What you'll like:
- Prestigious coastal location: Situated in Howth, this property offers an enviable lifestyle near scenic cliff walks, a historic harbour, and vibrant local amenities that enhance daily living quality.
- Detached family home: The property is a detached 4-bedroom residence, providing increased privacy, fewer shared wall issues, and better natural light distribution around the building perimeter.
- Generous floor area: Measuring 161 square metres, the interior layout provides comfortable spatial proportions across four bedrooms, four bathrooms, and multiple versatile living and study spaces.
- Multiple en-suite bedrooms: Featuring two dedicated en-suite bathrooms alongside a main family bathroom and guest water closet, morning routines for large households will experience significantly reduced friction.
- Spacious living zones: The expansive 9.30m by 3.80m living and dining room features an open fireplace and wooden flooring, creating an inviting focal point for family gatherings and entertaining guests.
- Extended breakfast room: The property includes a bright 4.20m by 3.30m extended breakfast room with direct double doors leading to the rear garden, seamlessly connecting indoor and outdoor dining.
- Functional utility facilities: A dedicated utility room is plumbed for a washing machine, helping keep laundry operations organized and isolated from the main kitchen and living areas.
- Flexible study room: A ground floor study or playroom measuring 3.70m by 2.70m offers ideal adaptability for remote working arrangements or a secure children play area.
- Walk-in wardrobe luxury: The primary bedroom includes a convenient walk-in wardrobe measuring 1.90m by 1.70m, ensuring ample storage capacity for clothing and personal belongings.
- Off-street parking abundance: The large front garden is laid in lawn and provides extensive off-street parking capacity, eliminating common urban street parking frustrations for multiple vehicle households.
- Detached garage potential: A detached garage measuring 4.40m by 3.60m sits in the rear garden, presenting a valuable opportunity for future conversion subject to obtaining proper planning permission.
- Rear vehicular access: The property benefits from a right of way access from a neighbouring driveway, allowing convenient vehicular entry to the back garden and detached garage.
- Modern combi boiler: The gas-fired central heating system features a combi boiler installed approximately four years ago, potentially offering improved efficiency and reliability compared to older heating installations.
- Double glazed windows: Hardwood double glazed windows are installed throughout the home, helping to improve thermal retention and reduce exterior noise from passing traffic on Thormanby Road.
- Excellent public transit: Regular bus services pass directly outside the front door, while the nearby Howth DART station ensures rapid and reliable rail transport links into Dublin City Centre.
- Abundant outdoor pursuits: Residents have immediate access to world-class sailing, golf clubs, and famous scenic cliff walks right on the doorstep, promoting an active and healthy outdoor lifestyle.
- Vibrant local community: Howth Village maintains a charming historic character while delivering a sophisticated atmosphere filled with boutique shops, renowned seafood restaurants, local schools, and cozy pubs.
- Downstairs guest convenience: A well-positioned ground floor guest toilet enhances everyday practicality for visitors and residents alike without requiring access to private upper-level family bathrooms.
- Under-stairs storage utilization: The entrance hall incorporates smart under-stairs storage solutions, helping maintain a clutter-free environment right from the primary entryway of the residence.
- Established outdoor living: The rear garden features both decking and patio areas combined with a lawn, providing ready-made spaces for outdoor relaxation, summer barbecues, and al fresco dining.
But keep in mind:
- Extremely poor energy rating: The property carries a disappointing BER rating of F, which indicates very high energy consumption and will likely require substantial insulation and heating upgrades to achieve comfort.
- Significant upgrade costs: Bringing this F-rated home up to modern energy efficiency standards will require major capital investment in external wall insulation, window sealing, and potentially heat pump integration.
- Right of way complexities: The rear vehicular access relies on a right of way through a neighbouring driveway, which a buyer should legally verify to ensure perpetual unobstructed rights and maintenance clarity.
- Planning permission hurdles: Converting the detached garage or expanding further will require navigating local planning regulations, with no guarantee that approval from the local council will be granted.
- Outdated thermal performance: Despite double glazing, the combination of a low BER rating and older detached construction styles may lead to elevated heating bills during harsh winter months.
- Potential roof insulation gaps: The presence of an attic trap door in the entrance hall suggests roof space accessibility, but buyers must inspect insulation thickness to avoid major heat loss upstairs.
- Dated cosmetic finishes: Certain interior spaces and fixtures may require cosmetic modernization and redecoration to suit contemporary aesthetic preferences, adding immediate post-purchase expenses to the budget.
- Traffic proximity concerns: Situated along Thormanby Road, the property may experience noticeable vehicular traffic noise and movement during peak commuting hours, impacting everyday tranquility.
- High asking price positioning: At €895,000 for an F-rated property requiring modernization, buyers must carefully assess whether the coastal location fully justifies the necessary capital expenditure.
- Upstairs bathroom congestion: With four bedrooms but only two en-suites and one main family bathroom, careful consideration of household scheduling is needed during peak morning hygiene routines.
- Garden maintenance demands: Both the large front lawn and rear garden spaces will require consistent landscaping upkeep and ongoing yard management to maintain the curb appeal of the home.
- Plumbing system evaluation: Although the combi boiler is four years old, a thorough professional survey of the entire central heating pipework and radiators is strongly advised before purchase.
- Electrical compliance verification: Buyers should commission a comprehensive electrical survey to ensure the wiring, distribution board, and socket capacities meet current safety standards and modern loads.
- Ventilation and damp checks: Older dormer bungalows can occasionally suffer from poor roof ventilation or damp issues around dormer windows, making a detailed pre-purchase structural survey essential.
- Extension structural check: The extended breakfast room should be carefully inspected by a qualified surveyor to confirm proper foundations, damp-proofing, and compliance with historical building regulations.
- Garage structural integrity: The detached garage requires close inspection to evaluate the condition of its roof, walls, and foundation before planning any costly conversion or renovation works.
- Storage limitation constraints: While bedrooms have fitted wardrobes, the overall internal storage outside of the primary suite is somewhat modest for a 161 square metre family residence.
- Chimney and fireplace inspection: The open fireplace in the living room should be inspected and swept prior to use to ensure proper flue drafting and to mitigate fire safety risks.
- Future retrofit disruption: Undertaking deep retrofitting to improve the poor energy rating will cause significant domestic disruption, meaning buyers should budget for temporary alternative living arrangements.
- Resale value considerations: The low initial energy rating could negatively impact short-term liquidity and resale negotiating power until comprehensive thermal upgrades are successfully executed and certified.
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 is a detached 4-bedroom dormer bungalow featuring a ground floor extension incorporating a breakfast room and a study/playroom.
- A combi gas-fired central heating boiler was installed approximately four years ago, but the overall energy efficiency of the building requires significant improvement.
- The home features hardwood double-glazed windows, though a buyer should inspect their current seals and thermal performance given the poor energy rating.
- There is a detached garage in the rear garden which offers potential for conversion, though a buyer should verify local planning permissions and building regulations for any future development.
- Vehicular access to the rear garden relies on a right of way through a neighbouring driveway, which a buyer's legal representative should investigate thoroughly.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a weak BER rating of F, indicating significant thermal inefficiency and substantial heat loss through walls, roof, and possibly floors.
- A comprehensive deep retrofit to bring the house to a modern B2 BER standard or higher would likely require external or internal wall insulation, upgraded roof insulation, window and door replacements, and potentially the integration of renewable energy systems such as a heat pump or solar panels.
- Estimated deep retrofit costs for a detached property of approximately 161 square metres with a poor F rating generally range between €50,000 and €90,000 or more, depending on the extent of works, contractor pricing, and available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,800 to €3,500.
- Explanation: Given the floor area of 161 square metres and a poor BER rating of F, the property is likely to have high thermal heat loss, resulting in significantly higher than average heating demands despite the presence of gas-fired central heating.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established coastal residential area generally far removed from heavy industrial zones and modern waste incineration plants.
- Any potential legacy industrial sites or historical waste points in the wider Fingal region should be independently verified by the buyer if specific concerns arise.
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
GLENLION LODGE, THORMANBY ROAD, HOWTH
- Sale date
- Declared sale price
- €1,125,000.00
13A THORMANBY HILL, THORMANBY ROAD, HOWTH
- Sale date
- Declared sale price
- €2,000,000.00
APT 7 ST NESSANS, THORMANBY ROAD, HOWTH
- Sale date
- Declared sale price
- €570,000.00
72 THORMANBY ROAD, HOWTH, CO DUBLIN
- Sale date
- Declared sale price
- €2,300,000.00
ARENAL, THORMANBY RD, HOWTH DUBLIN 13
- Sale date
- Declared sale price
- €1,435,000.00
Recent sales in the wider Howth area
5 EVORA PARK, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €750,000.00
23 HOWTH LODGE, HOWTH RD, HOWTH
- Sale date
- Declared sale price
- €800,000.00
12 ST LAWRENCE TERRACE, HOWTH, DUBLIN
- Sale date
- Declared sale price
- €595,000.00
8 BALSCADDEN RD, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €375,000.00
2 EVORA PARK, HOWTH, DUBLIN
- Sale date
- Declared sale price
- €902,000.00
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 €8,950 to €89,500 depending on whether it is residential property at the standard 1% rate up to €1 million.
- Solicitor legal fees: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €175 to €700 depending on the value and method of registration.
- Property valuation fees: €150 to €300.
- Surveyor fees: €500 to €1,500 depending on the level of detailed structural survey required.
- Annual home insurance: €500 to €1,200 depending on the policy level and coverage.
Forum Talk
What people are saying about this area
- Local residents frequently praise Howth for its vibrant village atmosphere, excellent seafood dining, and community events.
- Discussions on regional forums highlight the popularity of the scenic Cliff Walks and local sailing and golf clubs among residents.
- Commuters on community boards often note the convenience of the local DART station and bus links into Dublin City Centre.
- Local parent groups frequently discuss the range of nearby schools and family-friendly amenities available around the peninsula.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four bedrooms, a large front garden, and a rear garden with a lawn, patio, and decking area, which is great for children. There is also a study/playroom that can be used as a dedicated playroom.
- Teenagers8/10
With four bedrooms and two en-suites, plus an additional main bathroom, there is ample space for teenagers. The study/playroom also provides a good independent study space.
- Multi-generational Living7/10
The detached garage offers potential to be converted subject to planning permission, which could create ancillary living quarters for extended family members.
- Single Buyers5/10
At an asking price of €895,000 for a 161 m² detached home requiring potential energy upgrades given the F BER rating, this property may exceed the budget or maintenance appetite of most single buyers.
- Couples8/10
Provides generous living space with a large living/dining room, four bedrooms, and proximity to Howth Village and Harbour amenities, making it ideal for couples looking for room to grow.
- Empty Nesters7/10
The detached layout and single-level flexibility of a dormer bungalow appeal to empty nesters, though the 161 m² floor area and garden maintenance may feel a bit large.
- Retirees7/10
Well-suited for retirement due to its coastal location, proximity to local amenities, and bus/DART transport links, though the F BER rating indicates potential energy efficiency upgrade needs that buyers should verify.
Work
3 areas- Remote Working8/10
Includes a dedicated study/playroom and four bedrooms, providing plenty of quiet spaces to set up a home office.
- Hybrid Commuting9/10
Commuting is effortless with a regular bus service passing right by the front door and the nearby Howth DART station providing rapid transport links into Dublin City Centre.
- Retired8/10
An ideal setup for retirees wanting a coastal village lifestyle with accessible amenities and public transport.
Practical
8 areas- Ageing in Place7/10
Features ground-floor accommodation including a guest WC and potential bedroom layouts, though steps or bathroom adaptations might be needed over time.
- Low Maintenance5/10
The property has an F BER rating which indicates that energy efficiency upgrades may be required, and it features a large front garden and detached garage requiring upkeep.
- Secure Gated Entry4/10
The property provides off-street parking and a large front garden, but a secure gated entry system is not explicitly mentioned.
- Minimalist Design5/10
The home is a traditional detached dormer bungalow with multiple functional rooms, coved ceilings, and a classic layout rather than open-plan minimalism.
- Flexible Floor Plans8/10
Includes a study/playroom, utility room, extended breakfast room, and a detached garage with development potential subject to planning permission.
- Heritage Home4/10
While located in a historic village, the property itself is a detached dormer bungalow rather than a protected heritage structure.
- Ecological Setup3/10
The property currently holds an F BER rating, indicating that buyers should investigate and budget for energy efficiency improvements.
- Outdoor areas9/10
Features a large front garden with ample off-street parking, a rear garden with a lawn, decking, and patio areas, plus a detached garage.
Interests
9 areas- Gardening8/10
Features a large front garden laid in lawn and a rear garden with lawn, decking, and patio areas, providing great space for keen gardeners.
- Walking10/10
The famous scenic Cliff Walks and the Summit are just up the hill, offering exceptional walking opportunities right on the doorstep.
- Gym6/10
There is no dedicated home gym, though the detached garage offers potential for conversion subject to planning permission to create a home fitness space.
- Cycling7/10
The coastal location and surrounding scenic routes provide good cycling opportunities, though local traffic and hill climbs should be considered.
- Golf9/10
The immediate area boasts exceptional clubs catering to golf and numerous other sporting disciplines.
- Fishing9/10
Howth is a vibrant fishing village with a working harbour, making it an ideal location for fishing enthusiasts.
- Horse Riding5/10
While the area offers outdoor pursuits, specific equestrian facilities are not highlighted directly on the doorstep.
- Water Sports9/10
Proximity to Howth Harbour and coastal waters makes this location exceptional for sailing and numerous other water sports disciplines.
- Entertaining9/10
Features a spacious living/dining room, an extended breakfast room with double doors to the rear garden, and a patio/decking area ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a sought-after coastal area in Howth with a large front garden, offering a generally peaceful residential setting away from city centre hustle.
- Rural Living4/10
While close to scenic cliff walks and the summit, this is a suburban coastal village location rather than a rural setting.
- Village Living10/10
The property is perfectly situated close to Howth Village and Harbour, offering easy access to local boutiques, seafood restaurants, cozy pubs, and a vibrant community atmosphere.
- Coastal Living10/10
Situated in one of Dublin's most sought-after coastal locations with magnificent coastal cliff walks right on the doorstep and close proximity to the harbour.
- Urban Living5/10
It offers suburban village tranquility rather than urban living, though transport links via bus and the DART provide direct access to Dublin City Centre.
Social
6 areas- Community Involvement9/10
Howth offers a vibrant community atmosphere with local clubs, schools, a library, and regular village events.
- Café Culture9/10
Close proximity to Howth Village gives residents immediate access to local boutiques, cozy pubs, and excellent seafood restaurants and cafés.
- Nightlife6/10
Features local cozy pubs and restaurants in the village, though it is more renowned for scenic and community-focused living rather than heavy nightlife.
- Health/Wellness groups8/10
The area supports an active outdoor lifestyle with clubs, walking groups, sailing, and golf readily available.
- Networking Opportunities6/10
Primarily a residential coastal village, though easy DART access to Dublin City Centre facilitates professional networking.
- Tech-Hub Connectivity7/10
Good transport links via the DART allow convenient access to Dublin's major tech hubs, though buyers should verify local broadband speeds.
Listing information
- Agent
- Property Team Lappin Estates
- Phone
- 01 882 5730
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-1DBFF4HouseDelve · 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.