Site at 11 Eaton Brae, Shankill, Dublin 18

€450,000

BER A1

What you'll like:

Active planning permission: The site benefits from granted planning permission under reference D23A/0765, which significantly reduces the usual administrative risks and delays associated with greenfield or infill development projects.
Substantial floor area: The proposed dwelling design extends to approximately 271 square meters over two and a half levels, offering exceptionally generous family accommodation rarely found in standard urban infill plots.
Four double bedrooms: Architectural plans accommodate four well-proportioned double bedrooms on the first floor, ensuring ample private quarters and long-term flexibility for a growing modern household.
Dual en-suite facilities: Two of the four first-floor bedrooms feature dedicated en-suite bathrooms, enhancing daily household convenience and privacy for family members or visiting guests alike.
Open-plan living heart: The ground floor layout prioritizes a spacious kitchen and open-plan living and dining area, seamlessly connecting to the outdoors via sliding doors for modern entertaining.

Dedicated reception room: A separate front reception room provides a quieter, formal living space away from the bustling open-plan family hub, catering to diverse household activities.
Functional home study: The inclusion of a dedicated study area at ground level supports remote working trends and provides a quiet zone for administrative tasks or studying.
Practical utility integration: A utility room positioned conveniently off the kitchen helps manage domestic chores efficiently while keeping laundry out of main living zones.
Flexible upper level: The second floor includes an impressive 26 square meter multi-use space alongside shower facilities, offering brilliant adaptability for a home gym, playroom, or luxury suite.
Private off-street parking: The exterior design incorporates a private driveway with ample parking space for multiple vehicles, eliminating common street-parking hassles in residential neighborhoods.
East-facing rear garden: A substantial east-facing outdoor space is designed to capture morning sunlight, providing a wonderful private environment for outdoor dining, gardening, and children's play.
Walkable village proximity: The address is situated within comfortable walking distance of Shankill Village, ensuring effortless access to local cafes, shops, and everyday essential community services.
Excellent rail connectivity: Proximity to the local DART station provides reliable, traffic-free public transport commuting options directly into Dublin city center and surrounding coastal suburbs.
Major road access: The nearby N11 and M50 motorways offer motorists highly convenient connectivity for commuting throughout Dublin and plugging into the wider national road network.
Retail amenity proximity: Dundrum Town Centre is accessible within a fifteen-minute drive, granting future occupants effortless access to premium retail, dining, and leisure attractions.
Coastal lifestyle appeal: The location's closeness to the coastline allows residents to easily enjoy scenic walks, fresh sea air, and recreational seaside activities year-round.
Strong educational options: The surrounding neighborhood features a selection of highly regarded primary and secondary schools, making the location exceptionally attractive for families with children.
Peaceful residential setting: Eaton Brae Road offers a tranquil neighborhood atmosphere that successfully balances quiet suburban living with urban accessibility and high daily convenience.
Stable asking price: Recorded asking price tracking shows a steady holding at four hundred fifty thousand euros, indicating a consistent seller expectation without erratic mid-campaign price volatility.
Modern energy efficiency: The targeted A1 BER rating points toward exceptional future thermal performance, promising remarkably low heating costs and superior indoor climate comfort for occupants.

But keep in mind:

Site-only purchase nature: Buyers should verify whether the advertised price covers the bare site alone or includes phased construction delivery, as building a custom home incurs massive supplementary costs.
Construction cost inflation: Constructing a 271-square-meter contemporary residence from scratch exposes the buyer to volatile building material prices, labor shortages, and potential budget overruns.
Development levy liabilities: Purchasers must investigate potential local authority development contributions and connection fees associated with planning reference D23A/0765 before finalizing property acquisition.
Third-party appeal risks: The granted planning permission should be thoroughly checked for any lingering third-party appeals or legal challenges that could threaten or delay construction start dates.
Second-floor compliance: The 26-square-meter top-floor space is subject to necessary approvals for habitable use, meaning buyers must verify if full building control certification covers this area.

Uncertain utility connections: Access points and connection capacities for electricity, mains water, and sewage need professional verification to ensure existing infrastructure can support the new build.
Party wall considerations: Building a substantial detached property on an established residential road may involve party wall agreements or boundary negotiations with adjacent neighbors.
Site clearance requirements: Buyers should budget for potential demolition, site clearance, and soil testing expenses to ensure the ground conditions can structurally support the planned foundation.
Hidden financing hurdles: Securing a self-build or development mortgage can be considerably more complex and restrictive than acquiring a standard completed residential property.
Strict planning conditions: The buyer must carefully review all attached conditions in the planning permission to ensure compliance with architectural restrictions or landscaping mandates.
Temporary living expenses: Constructing a bespoke home means buyers will likely incur extended rental or alternative living expenses while the dwelling is built and made habitable.
Management of contractors: Overseeing architects, engineers, and building contractors requires significant time, technical oversight, and project management expertise from the buyer.
Timeline uncertainty: Building projects frequently experience unexpected delays due to weather, supply chain issues, or labor disputes, meaning move-in dates remain highly speculative.
East-facing light limits: While an east-facing garden enjoys lovely morning sun, buyers should assess whether afternoon and evening sunlight will be adequately cast into the rear living areas.
Local traffic patterns: Proximity to the N11 and M50 can occasionally generate localized rush-hour congestion along feeder roads leading to and from the Shankill area.
Property tax reassessment: Once constructed and inhabited, the newly built home will be subject to local property tax assessments based on its final completed market valuation.
Insurance cost complexities: Securing vacant land insurance and subsequent structural course-of-construction insurance policies can involve higher premiums than standard home policies.
Absence of finished garden: The external grounds will require substantial landscaping investment post-construction to transform the raw site into a usable, attractive family garden.
Future neighborhood changes: Infill developments can sometimes alter local streetscapes or parking dynamics, which buyers should discuss with local planning consultants if concerned.
Complete reliance on specifications: Since the property does not yet exist physically, buyers must place total trust in architectural drawings and specification documents for final layout satisfaction.

Price positioning

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.

UnderpricedOverpriced

The asking price looks mildly undervalued compared with the available evidence.

The asking price for the site appears attractive relative to typical development and construction outlays in the area, largely because acquiring raw land with granted planning permission for a substantial floor area presents an accessible entry point for self-builders.
Valuation signals are influenced by the substantial cost and time required to complete a 271m2 A1-rated build, meaning the initial land price must leave sufficient margin against finished market values to account for construction inflation.
Factors supporting the asking price include the sought-after Shankill location and existing planning permission, while potential risks such as unexpected building overruns could undermine the perceived financial viability of the project.
The stable asking price history since tracking began suggests a firm vendor stance, pointing towards strong initial interest or a realistic baseline strategy designed to attract competitive bidding from prospective developers and private buyers.

Build Analysis

What we know from similar construction types

The property is offered as a site with planning permission in place under reference D23A/0765 to construct a substantial four-bedroom detached family home extending to approximately 271m2 over two and a half levels.
As a self-build or developer-led construction project rather than an existing dwelling, a buyer must investigate all associated build costs, connection fees for utilities, and timeline risks.
Planning compliance, conditions attached to reference D23A/0765, and the potential need for further approvals regarding the second-floor flex space should be independently verified by a professional.
Potential advantages of undertaking this new build include the opportunity to achieve an exceptional A1 BER energy rating, contemporary architectural design with open-plan living, and customisation of finishes to personal taste.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost: €600 to €900
Explanation: Given the property is proposed with a high-efficiency A1 BER rating, heating and energy demands are expected to be exceptionally low compared to the national average, assuming modern heat pump technology and high standards of insulation are installed.

Pollution Safe

9/10

Environmental situation to investigate

The area is primarily established residential and suburban, appearing generally distant from heavy industrial facilities, major waste incinerators, or active large-scale landfills.
Any historical local industrial activity or legacy concerns should be verified through standard environmental searches during the conveyancing process.

Flood Safe

8/10

Water overflow reports to follow up

The location sits within an elevated coastal suburb setting, generally indicating a lower risk of widespread fluvial or pluvial flooding.
Localised surface water pooling during extreme weather events is something buyers should investigate via local authority flood maps and site-specific risk assessments.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

15 EATON BRAE, SHANKILL, DUBLIN
Sale date
31/10/2025
Declared sale price
€503,200.00
EATON BRAE LODGE, CORBAWN LANE, SHANKILL
Sale date
18/09/2024
Declared sale price
€653,250.00
GRANNY FLAT, 15 EATON BRAE, SHANKILL
Sale date
14/08/2023
Declared sale price
€254,745.00
GREEN TREES, EATON BRAE, SHANKILL
Sale date
15/02/2022
Declared sale price
€875,000.00

Recent sales in the wider Shankill 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: €4,500 — 1% of €450,000.
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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: €1,500 to €3,000 plus VAT
Land registration fees: €400 to €800 depending on property value and registration type
Property valuation fees: €150 to €300 for mortgage or insurance purposes
Surveyor fees: €500 to €1,200 depending on the level of detailed structural inspection
Annual home insurance: €400 to €900 depending on cover level and rebuild cost

Forum Talk

What people are saying about this area

Locals frequently highlight the convenience of Shankill Village, noting the easy walking distance to local shops, cafes, and community amenities.
Residents often discuss the excellent transport links in the area, particularly the proximity of the Shankill DART station and easy access to the N11 and M50 motorways.
Community forums regularly praise the coastal lifestyle offered by the location, with Shankill Beach and nearby parks frequently mentioned as great local assets for families.
Discussions regarding local development often touch upon the desirability of established residential roads like Eaton Brae, noting strong demand for well-located family homes and sites.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The proposed 4-bedroom detached home provides substantial space and a secure private garden, making it highly suitable for young children, though buyers should verify completion timelines and construction safety during the build.
8/10
Teenagers
With four well-proportioned double bedrooms and an impressive top-floor multi-use space, teenagers will appreciate the independence and generous accommodation layout.
8/10
Multi-generational Living
The expansive 271m2 floor area across two and a half levels offers excellent flexibility for multi-generational living, subject to how the final internal layout is constructed.
7/10
Single Buyers
As a site with planning permission for a large 271m2 detached home asking €450,000, the capital outlay and project management involved in self-building make it less suited to typical single buyers.
3/10
Couples
Couples looking to take on a substantial construction project will find an exciting opportunity here, though the scale of a 4-bedroom home may exceed immediate needs.
5/10
Empty Nesters
The location near Shankill Village and the DART appeals to downsizers, but managing a new-build project from scratch requires careful consideration.
5/10
Retirees
While the area offers peaceful residential living and proximity to amenities, managing a major construction project might not align with retiree preferences unless partnering with a turnkey developer.
4/10

Work

3 areas

Remote Working
The inclusion of a dedicated study area on the ground floor makes this property exceptionally well-suited for remote working.
9/10
Hybrid Commuting
Walking distance to the DART station alongside convenient access to the N11 and M50 ensures a smooth hybrid commute into Dublin.
9/10
Retired
While amenities and transport links are great for retirees, undertaking a self-build project requires careful project management.
5/10

Practical

8 areas

Ageing in Place
A new-build home can incorporate accessible design features, though the three-level layout (including a top floor) means buyers should plan carefully for long-term mobility.
6/10
Low Maintenance
Achieving an A1 BER rating upon completion promises exceptional energy efficiency and minimal maintenance overheads for a newly constructed home.
8/10
Secure Gated Entry
The property features a private driveway with ample parking, but buyers wishing for automated gated entry would need to install this as part of the build.
5/10
Minimalist Design
The contemporary architectural plans featuring open-plan spaces and clean lines lend themselves perfectly to a minimalist interior aesthetic.
9/10
Flexible Floor Plans
Extending over 271m2 with four bedrooms, a study, a separate reception room, and an impressive 26m2 top-floor space, the layout offers fantastic versatility.
9/10
Heritage Home
This is a modern development site with planning permission for a contemporary new build rather than a period or heritage property.
1/10
Ecological Setup
The proposed A1 BER rating indicates top-tier energy efficiency and sustainability credentials for the finished home.
10/10
Outdoor areas
The substantial east-facing rear garden and private driveway offering ample parking provide brilliant outdoor spaces for family life.
8/10

Interests

9 areas

Gardening
The substantial east-facing rear garden provides a blank canvas for avid gardeners to design and cultivate their ideal outdoor sanctuary.
8/10
Walking
Walking enthusiasts will love the proximity to Shankill Village, local schools, the coastline, and surrounding amenities.
9/10
Gym
The generous floor plan includes space that could easily accommodate a home gym setup, complemented by local fitness options.
7/10
Cycling
The area provides good road connectivity and local routes suitable for cycling enthusiasts exploring the Dublin and Wicklow borders.
7/10
Golf
South County Dublin boasts several esteemed golf clubs within a short drive of Shankill.
7/10
Fishing
Coastal proximity offers potential sea angling opportunities nearby.
6/10
Horse Riding
While equestrian facilities can be found further into the surrounding countryside, they require a short drive from this suburban setting.
5/10
Water Sports
The nearby coastline makes this an excellent location for those interested in sea swimming, paddleboarding, and other water sports.
8/10
Entertaining
The thoughtfully designed open-plan kitchen, living, and dining area with sliding doors to the east-facing garden is tailor-made for hosting and entertaining guests.
9/10

Lifestyle

5 areas

Quiet Living
Eaton Brae Road offers a peaceful residential setting in Shankill, combining neighborhood tranquility with everyday convenience.
8/10
Rural Living
This is a suburban residential setting rather than a rural one, despite nearby coastal and natural amenities.
3/10
Village Living
The property is within walking distance of Shankill Village, offering fantastic access to local shops, schools, and community services.
9/10
Coastal Living
The location benefits from close proximity to the coastline, providing wonderful opportunities for seaside walks and maritime views.
8/10
Urban Living
While primarily suburban, easy access to the DART, N11, M50, and Dundrum Town Centre ensures strong connectivity to wider urban hubs.
6/10

6 areas

Community Involvement
Shankill offers a vibrant local community with established primary and secondary schools, sports clubs, and village associations.
8/10
Café Culture
Proximity to Shankill Village provides access to local cafes and eateries, with broader options available a short drive away in neighboring towns.
7/10
Nightlife
The immediate setting is a peaceful residential suburb, meaning extensive nightlife options will require traveling towards larger town centers or Dublin city.
5/10
Health/Wellness groups
Local community facilities and nearby towns support various pilates & stretching classes, fitness clubs, and wellness groups.
7/10
Networking Opportunities
Networking relies heavily on local community engagement or commuting to established business districts via the nearby transport links.
6/10
Tech-Hub Connectivity
Strong transport links and modern home-office design potential make connecting to Dublin's tech hubs straightforward.
7/10

Listing information

Agent: Vincent Finnegan
Phone: 01 284 4312
Current status: active
Published on HouseDelve: 25 October 2026
Correction: Report an issue

Property reference: HD-74D616HouseDelve · 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.