Site @ 36 Grange Manor Drive , Rathfarnham, Dublin 16D16A2X3
€285,000
318 m²~BER C2
What you'll like:
- Established residential setting: The site is located in a mature Rathfarnham neighborhood, ensuring immediate neighborhood stability and desirability for future residents.
- Approved planning permission: Planning permission is already granted under reference SD20A/0290, which significantly reduces the initial development timeline and regulatory uncertainty for the buyer.
- Generous total land area: The parcel extends to approximately 318 square meters, offering sufficient external footprint to accommodate a detached home and private outdoor spaces.
- Efficient house design: The approved plans provide for a well-proportioned three-bedroom detached dwelling spanning approximately 108.75 square meters of internal living space.
- Dedicated off-street parking: The approved scheme includes two designated off-street parking spaces, a highly valued feature for modern suburban living in Dublin.
- Private outdoor amenity: Approved designs incorporate a private rear garden and patio area, providing functional outdoor space for future occupants or prospective buyers.
- Proximity to Marlay Park: The property is positioned within a short stroll of Marlay Park, offering exceptional recreational amenities and weekend leisure options nearby.
- Nearby major retail hubs: Nutgrove Shopping Centre and Dundrum Shopping Centre are both easily accessible, providing extensive shopping, dining, and entertainment choices close by.
- Immediate educational access: Divine Word National School is situated just a few meters from the site boundary, representing a major advantage for families with young children.
- Public transport connectivity: The Luas light rail system is approximately a 20-minute walk away, facilitating convenient commuting access into Dublin city center.
- Adjacent public space: The plot sits directly beside a public open space, enhancing the immediate outlook and providing a pleasant neighborhood buffer.
- Active cycle infrastructure: Proximity to a local cycle path supports active travel and offers alternative commuting routes toward the wider Dublin area.
- Stable asking price: The recorded asking price has remained stable at €285,000 without upward revisions, suggesting a straightforward and transparent initial pricing strategy from the seller.
- Development readiness: Having an active planning grant allows a builder or self-builder to potentially commence preparatory works much faster than raw, unzoned land.
- Detached property format: Creating a detached three-bedroom house rather than a terraced or semi-detached option generally yields stronger market appeal upon completion.
- Established utility connections: Being situated within a mature residential estate implies that standard water, electricity, and drainage connections should be readily accessible nearby.
- Local rental demand: The Rathfarnham area historically enjoys strong demand for modern family housing, potentially supporting high resale or rental values upon project completion.
- Manageable construction scale: A 108.75 square meter build represents a manageable capital outlay for small-scale developers or individual residential clients.
- Clear reference documentation: Planning reference SD20A/0290 provides prospective buyers with a clear framework to inspect conditions, constraints, and approved architectural drawings directly.
- Favorable site orientation: Corner or adjacent plots in established suburbs often benefit from favorable light angles and straightforward boundary definitions for construction teams.
But keep in mind:
- Planning expiry risks: The buyer should verify the exact current validity status of planning reference SD20A/0290 to ensure the permission has not lapsed or incurred unfulfilled conditions.
- Construction cost inflation: Building a new detached home involves exposure to volatile material and labor costs, which could significantly impact the total project budget.
- Levies and development fees: The purchaser must investigate potential local authority development contributions, connection charges, and security bonds associated with the planning grant.
- Party wall agreements: Constructing adjacent to existing properties may require formal legal agreements and boundary assessments with neighboring homeowners under relevant property laws.
- Utility connection expenses: Bringing electricity, gas, water, and telecoms supplies onto the undeveloped site could entail unexpected installation and connection fees from utility providers.
- Site clearance requirements: The buyer should budget for initial site survey, demolition if any structures exist, ground stabilization, and soil testing prior to construction.
- Access during construction: Heavy machinery and delivery trucks may face restricted access through the mature residential street, potentially causing friction with local residents.
- Financing complexities: Securing a standard residential mortgage for a bare development site can be challenging, often requiring specialized self-build or construction finance products.
- VAT applicability: Depending on the status of the seller and the nature of the transaction, value-added tax rules may apply to the purchase of land with planning permission.
- Restricted floor area constraints: The approved 108.75 square meter limit cannot be easily altered without submitting a costly and time-consuming new planning application.
- Unforeseen ground conditions: Sub-surface geotechnical investigations should be conducted to rule out costly rock formations, high water tables, or poor load-bearing soils.
- Architectural compliance: The buyer must ensure all conditions attached to the local authority planning permission are strictly met to avoid future enforcement actions.
- Insurance requirements: Specialized vacant land and structural construction insurance policies will be necessary during the development phase, adding to ongoing overhead costs.
- Neighborhood disruption disputes: Building works in a compact residential cul-de-sac or estate can generate complaints regarding noise, dust, and parking obstruction from neighbors.
- Timeline overruns: Delays in contractor availability or supply chain bottlenecks could extend the overall project timeline well beyond initial projections, increasing holding costs.
- Resale market fluctuations: Housing market conditions could shift during the construction period, potentially affecting the final realized value of the completed three-bedroom home.
- Absence of internal fittings: The purchase price covers only the land with planning, meaning the buyer assumes 100 percent of the financial burden for interior finishes.
- Boundary discrepancies: A detailed topographical land survey should be independently commissioned to verify that the physical boundaries match the legal title documents precisely.
- Local infrastructure capacity: The buyer should verify that local drainage and sewerage networks have adequate capacity to accommodate the additional dwelling connection.
- Potential contribution levies: South Dublin County Council may levy substantial financial contributions per square meter upon commencement of development, which must be factored in.
Price positioning
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- The asking price appears somewhat conservative for a Dublin 16 location, likely reflecting the inherent costs, time delays, and construction risks associated with developing a vacant residential site rather than purchasing a finished, move-in-ready property.
- Valuation signals are shaped by the inclusion of an active planning permission under reference SD20A/0290 for a three-bedroom detached dwelling, which removes a significant administrative hurdle and adds immediate foundational value for prospective self-builders or small-scale developers.
- Potential factors that could undermine this pricing include escalating construction inflation, unexpected utility connection expenses, or unforeseen site development challenges, while strong local demand near Marley Park and Dundrum could easily support the current figures.
- Additional market relevance stems from the stable pricing history recorded since tracking began, suggesting the vendor has realistic expectations regarding the specific niche appeal of a building plot compared to traditional residential housing stock.
Build Analysis
What we know from similar construction types
- The offering is for a residential site measuring approximately 318 sq m rather than a completed structure, meaning a buyer would be undertaking a self-build or contractor-led construction project.
- Planning permission was previously granted under reference SD20A/0290 by South Dublin County Council for a detached two-storey, three-bedroom dwelling spanning approximately 108.75 sq m.
- A prospective buyer must verify the current status, expiration date, and any specific conditions or compliance requirements tied to planning reference SD20A/0290.
- Connection feasibility and associated costs for essential services such as water, electricity, and sewage should be thoroughly investigated prior to purchase.
- Site-specific ground conditions and foundation requirements for the planned detached dwelling should be assessed through site surveys.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,800 euro for a property of this size and BER rating.
- Explanation: Based on the C2 energy rating for the planned construction and an estimated floor area of approximately 108.75 square metres, standard heating requirements will vary depending on the chosen heating system and individual usage patterns.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The site is located a short distance away from mapped river flood areas associated with the River Dodder corridor, though it sits outside the immediate inundation zones.
- Local topography and separation from the primary floodplain provide a degree of natural elevation, reducing the likelihood of direct river overflow reaching the property.
- Standard surface water management should be considered during the construction of the approved dwelling, as heavy rainfall can occasionally cause localized pooling in urban settings.
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 Rathfarnham area
No verified results were found for this group in the previous five years.
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: €2,850 — 1% of €285,000.
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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 outlay.
- 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 standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required.
- Annual home insurance: approximately 350 to 700 euro depending on the level of cover and property specifics.
Forum Talk
What people are saying about this area
- Local residents frequently discuss traffic congestion and parking pressures around the Grange Manor and wider Rathfarnham area, particularly during school drop-off and pick-up times near local schools like Divine Word National School.
- Discussions on community forums often highlight the strong appeal of the Rathfarnham neighbourhood for families, driven by its proximity to amenities such as Marley Park, Nutgrove Shopping Centre, and Dundrum Town Centre.
- Local planning discussions frequently touch upon infill developments and site potentials within established housing estates, with residents noting the ongoing demand for modern, energy-efficient housing options in mature settings.
- Commuter forums often debate the practical walking distances to public transport links, such as the Luas and local bus routes connecting South Dublin to the city centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Divine Word National School is located just a few metres from the site, and Marley Park is a short stroll away, offering excellent convenience for families with young children.
- Teenagers7/10
The location provides good access to local amenities and a roughly 20-minute walk to the Luas, supporting independent travel for teenagers.
- Multi-generational Living4/10
The approved plans provide for a three-bedroom home extending to approximately 108.75 sq m, which may offer limited space for multi-generational living arrangements.
- Single Buyers6/10
Purchasing a residential site with planning permission for a detached house requires appetite for a self-build project, which may suit ambitious single buyers.
- Couples7/10
A new-build three-bedroom home in a mature Rathfarnham setting offers couples an exciting opportunity to design and build their ideal living space.
- Empty Nesters6/10
The manageable 108.75 sq m approved house size could suit empty nesters looking to downsize to a new build, though undertaking a construction project must be factored in.
- Retirees5/10
While the area is mature and convenient with nearby shopping centres and parks, managing a construction project to build the approved home may not appeal to all retirees.
Work
3 areas- Remote Working7/10
A self-build project allows a buyer to specifically design home office spaces tailored for remote working.
- Hybrid Commuting8/10
With the Luas approximately a 20-minute walk away and good local road links, hybrid commuting into central Dublin is well supported.
- Retired6/10
The mature, well-serviced neighborhood appeals to retirees, provided they are comfortable managing a house construction project.
Practical
8 areas- Ageing in Place5/10
A newly built two-storey home can incorporate modern accessibility standards, though a multi-level layout may require future adaptation for ageing in place.
- Low Maintenance8/10
A brand new detached home built to modern building regulations will inherently offer low maintenance requirements compared to older properties.
- Secure Gated Entry3/10
The listing details two off-street parking spaces, but does not indicate gated or secure perimeter entry.
- Minimalist Design7/10
Purchasing a development site with planning permission gives the buyer full freedom to execute a minimalist interior and architectural design.
- Flexible Floor Plans7/10
Depending on the stage of development and planning compliance, buyers may have opportunities to customize interior layouts within the approved 108.75 sq m footprint.
- Heritage Home1/10
This is a vacant development site for a new-build property rather than a period or heritage structure.
- Ecological Setup7/10
A new-build home must comply with current energy efficiency standards (BER C2 noted for the site context, though new builds typically achieve higher ratings), offering opportunities for strong ecological setups.
- Outdoor areas7/10
The approved plans include a private garden, a patio, and a location right beside public open space.
Interests
9 areas- Gardening7/10
The site comes with plans for a private garden and patio, giving the buyer a blank canvas to design their own outdoor planting space.
- Walking8/10
Marley Park is a short stroll away, providing exceptional opportunities for recreational walking and outdoor exercise.
- Gym6/10
Proximity to major shopping centres like Dundrum and Nutgrove ensures reasonable access to commercial fitness and leisure facilities.
- Cycling8/10
The property sits directly beside a cycle path, making it exceptionally convenient for commuter or recreational cyclists.
- Golf6/10
South Dublin offers several established golf clubs within a short driving distance from the Rathfarnham area.
- Fishing3/10
Local angling opportunities are limited given the densely populated suburban surroundings.
- Horse Riding4/10
Proximity to the Dublin Mountain foothills provides some access to equestrian facilities, though urban transit is required.
- Water Sports2/10
Inland suburban location with no immediate access to water sports infrastructure.
- Entertaining7/10
The approved house plans include a private garden and patio, well-suited for hosting guests outdoors during warmer months.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature residential setting beside public open space, though urban suburban activity and nearby schools introduce routine daytime bustle.
- Rural Living2/10
This is a firmly suburban residential location in Rathfarnham with very limited rural characteristics.
- Village Living7/10
Proximity to local shopping conveniences and schools gives parts of Rathfarnham a distinct, accessible community feel.
- Coastal Living1/10
The location is entirely inland in south Dublin with no meaningful coastal proximity.
- Urban Living8/10
Offers strong suburban convenience with shopping centres, a Luas connection, and cycle paths within easy reach.
Social
6 areas- Community Involvement7/10
Established residential neighborhood with active local schools, parks, and community amenities nearby.
- Café Culture7/10
Proximity to Nutgrove and Dundrum Shopping Centres ensures a wide variety of local cafés and dining options.
- Nightlife5/10
Primarily a quiet suburban residential area, requiring travel further into the city or nearby town centres for extensive nightlife.
- Health/Wellness groups7/10
Nearby parks like Marley Park and local leisure centres offer strong settings for outdoor wellness groups, pilates & stretching classes.
- Networking Opportunities6/10
Good connectivity to commercial hubs in south Dublin facilitates local professional networking.
- Tech-Hub Connectivity7/10
Efficient public transport links and road networks allow reasonable commuting access to Dublin's primary employment and tech hubs.
Listing information
- Agent
- Derek Byrne Property Consultants
- Phone
- 01 2016897
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-CC5AC9HouseDelve · 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.