Site at Dunkeld, Drumnigh Oaks , Portmarnock, County Dublin

Price on application

BER B2

What you'll like:

Ready to go status: Full planning permission is already secured under reference F25A0448E, which significantly reduces pre-development delays and allows you to commence construction much sooner.
Defined unit sizes: Approved plans provide three distinct detached houses measuring 173 sqm, 180 sqm, and 207 sqm, catering well to affluent family buyer demands in this suburb.
Generous site acreage: Spanning approximately 0.35 of an acre, the plot offers adequate spatial separation between the proposed dwellings to ensure a high-end finish and privacy.
Westerly garden orientation: All three planned homes feature westerly facing rear gardens, maximizing afternoon and evening sunlight to greatly enhance outdoor living appeal for future occupants.
Four bedroom layouts: Each of the three detached properties is designed as a four-bedroom two-storey home, matching the most sought-after configuration for growing families locally.

Prime coastal suburb: Situated in Portmarnock, County Dublin, the site benefits from an established, highly desirable residential neighborhood with enduring capital value retention.
Dart station proximity: Positioned just a minutes walk from Portmarnock DART and train station, offering exceptional commuter convenience directly into Dublin city centre.
Established residential approach: Access through Drumnigh Oaks integrates the new development smoothly into an existing attractive neighbourhood rather than an isolated backland lane.
Local school availability: Proximity to established primary and secondary schools in the surrounding Portmarnock area makes these future homes exceptionally attractive to family buyers.
Abundant local amenities: Close walking distance to local shops, cafes, and recreational facilities guarantees high daily convenience and strong lifestyle appeal for future residents.
B2 BER target: The contemporary design specification aims for a high B2 energy rating, which will appeal to energy-conscious buyers and potentially qualify for green mortgage rates.
Boutique development scale: Delivering only three high-quality detached homes keeps construction management relatively straightforward while creating an exclusive small-scale neighborhood feel.
Contemporary architectural design: The approved plans feature modern contemporary aesthetics that typically achieve premium resale values compared to dated housing stock nearby.
Detached property format: All units are detached rather than semi-detached or terraced, maximizing privacy, natural light, and market desirability among high-end purchasers.
Strong local demand: Coastal Dublin locations consistently experience robust housing demand, supporting confident future sales projections upon completion of the units.
Pedestrian accessibility: Excellent walking routes to public transport and village amenities reduce reliance on cars for daily errands and commuting needs.
Clear development footprint: The existing site boundaries and access points are well-defined via Drumnigh Oaks, minimizing initial boundary dispute risks during construction setup.
Minimal demolition required: The greenfield or infill nature of the site means you avoid complex, costly demolition works before building your approved foundations.
Resale target market: Newly built four-bedroom detached homes in this specific parish generally command competitive market values due to limited new-build supply.
Established utility networks: Being located immediately adjacent to existing residential estates suggests easier connection routes for standard water, electricity, and drainage services.

But keep in mind:

Planning compliance verification: Buyers must thoroughly inspect all specific conditions attached to planning reference F25A0448E to ensure no onerous financial or infrastructural levies apply.
Connection levy costs: You should investigate Irish Water and local authority connection charges for three new dwellings, as utility hook-ups can add substantial unforeseen development expenditure.
Unspecified asking price: The listing omits a clear asking price, requiring immediate engagement with the selling agent to understand price expectations and vendor motivations.
Construction cost inflation: Building three detached high-quality homes exposes the buyer to ongoing material and labour price volatility, which could impact projected profit margins.
Party wall agreements: Building close to existing boundaries in Drumnigh Oaks may necessitate formal legal agreements with neighboring homeowners under relevant property legislation.

Access disruption risks: Construction traffic utilizing Drumnigh Oaks for site access could provoke friction with existing residents, requiring careful traffic management planning.
Site condition surveys: Intrusive ground investigations should be conducted to verify soil bearing capacity and drainage conditions across the 0.35-acre plot before finalizing purchase terms.
Development timeline risks: Delays in appointing contractors or securing connection approvals can extend holding costs and tie up capital longer than initially anticipated.
Local infrastructure capacity: Verify whether local foul sewer and surface water networks have adequate capacity to accommodate three additional residential connections without upgrades.
Levy obligations: Section 48 development contributions payable to the local county council should be quantified precisely, as these can represent a significant upfront cash requirement.
Environmental restrictions: Check if any local tree preservation orders, ecological constraints, or bat surveys affect the site layout or restrict immediate site clearance.
Boundary fence ownership: Clarify exact legal ownership and maintenance obligations for all existing boundary walls and fencing surrounding the 0.35-acre perimeter.
Title and rights of way: Your legal counsel must verify that all rights of way over the access route through Drumnigh Oaks are fully secured and unencumbered.
Financing requirements: Commercial development finance or bridging loans may be necessary, and lenders will scrutinize planning conditions and contractor credentials closely.
Market absorption rates: Assess current local competition and absorption speeds for newly built detached homes in Portmarnock to validate your projected exit strategy.
Overlooking and privacy: Ensure the window placements on the two-storey designs comply strictly with privacy guidelines regarding neighboring properties in Drumnigh Oaks.
Surface water management: Detailed engineering solutions for sustainable drainage systems may be mandated by planning conditions, requiring specialized professional design input.
Overhead service clearance: Check for any overhead electricity cables or telecommunication lines crossing the site that might require diversion prior to heavy plant mobilization.
Contractor availability: Sourcing reliable, high-quality residential building contractors in the current market climate can prove challenging and may cause scheduling bottlenecks.
VAT applicability: Clarify whether VAT on construction or land purchase applies to this transaction structure, as tax liabilities can significantly alter overall project economics.

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.

Not enough reliable market evidence is available to position this asking price.

Build Analysis

What we know from similar construction types

The offering is for a development site measuring approximately 0.35 of an acre with full planning permission in place under reference number F25A / 0448E for three contemporary detached family homes.
The approved plans provide for three 4-bedroom, two-storey detached properties with varying floor areas of approximately 173 sqm, 180 sqm, and 207 sqm, all featuring westerly-facing gardens.
A buyer should thoroughly investigate the exact conditions, levies, and time constraints attached to the planning permission, as well as utility connection availability and site development costs prior to purchase.

Heating cost^*

Estimated expense to heat this property every year

Estimated annual heating cost: 1,200 to 1,800 euro.
Explanation: Given the B2 BER rating, the future properties should feature good energy efficiency standards, helping to moderate heating demands during colder months despite the varying floor sizes.

Pollution Safe

9/10

Environmental situation to investigate

The site is located in an established residential suburb with no apparent major industrial pollution sources, heavy manufacturing, or large-scale active landfills in the immediate vicinity.
Any historical or localized environmental factors should be independently verified by the buyer as part of standard pre-purchase due diligence.

Flood Safe

8/10

Water overflow reports to follow up

The property is situated in Portmarnock, generally characterized by standard coastal and suburban topography; official flood maps should be consulted for specific site vulnerability.
Prospective buyers should review local drainage patterns and regional flood risk assessments to ensure comprehensive safety.

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 Portmarnock 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

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 standard mortgage or purchase valuation.
Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey.
Annual home insurance: approximately 350 to 700 euro depending on the level of coverage and property specifics.

Forum Talk

What people are saying about this area

Local residents frequently discuss the charm and convenience of living near Portmarnock, highlighting the strong community feel and family-friendly atmosphere.
Commuter discussions often praise the proximity to the DART station, making travel to Dublin city centre relatively straightforward.
There is ongoing local interest in new residential developments along Drumnigh Road and surrounding areas, particularly regarding how they integrate with existing infrastructure.
Green spaces and coastal amenities, such as Portmarnock Beach and the Velvet Strand, are regularly highlighted as major lifestyle benefits for the area.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The approved development consists of three 4-bedroom detached family homes with private gardens, situated in a well-established residential area close to local schools and amenities, making it highly suitable for young families.
8/10
Teenagers
With 4 bedrooms per planned house and close proximity to the DART station, teenagers would enjoy good independence and easy access to Dublin city and surrounding coastal areas.
8/10
Multi-generational Living
The properties are designed as two-storey detached family homes spanning 173 to 207 square metres, offering reasonable space, though buyers should verify if ground-floor bedroom or accessible bathroom layouts are included.
6/10
Single Buyers
Being a site with planning permission for three large 4-bedroom detached houses, this offering is primarily targeted at developers or family home buyers rather than single purchasers.
3/10
Couples
Couples planning for a long-term family home will find the planned 4-bedroom layouts spacious, though it may exceed space requirements for buyers who are not planning a family.
5/10
Empty Nesters
The location offers convenient access to local amenities and the DART, but the scale of the 4-bedroom detached houses might be larger than what empty nesters typically require for low-maintenance living.
5/10
Retirees
Portmarnock provides a pleasant coastal community with good transport links, but the multi-storey nature of the planned homes means buyers should verify provisions for ageing in place.
5/10

Work

3 areas

Remote Working
The spacious planned 4-bedroom layouts offer ample room to configure a dedicated home office, though broadband connectivity should be verified by the buyer.
7/10
Hybrid Commuting
Being just minutes on foot from Portmarnock DART station ensures highly efficient commuter access to Dublin city centre.
9/10
Retired
The area provides a peaceful yet well-connected environment with local amenities nearby, ideal for retirees seeking community access.
7/10

Practical

8 areas

Ageing in Place
The planned properties are two-storey detached homes, so buyers should investigate whether ground-floor bathrooms and bedrooms are part of the final construction plans.
5/10
Low Maintenance
As newly constructed homes built to current building standards (BER B2 target or higher), maintenance requirements in the initial years should be minimal.
8/10
Secure Gated Entry
The listing details do not specify gated entry for the development, so buyers should verify security arrangements with the agent.
4/10
Minimalist Design
The planning permission is for contemporary detached family homes, lending itself well to modern architectural finishes.
7/10
Flexible Floor Plans
With four bedrooms across generous square footage, the layouts offer flexibility for growing families or home offices.
7/10
Heritage Home
This is a modern development site with planning permission for new builds rather than a period or heritage property.
1/10
Ecological Setup
New construction properties are required to meet modern energy efficiency standards, supported by a BER B2 rating in the planning phase.
8/10
Outdoor areas
The overall site measures c. 0.35 of an acre, and each home features planned westerly facing gardens designed to capture afternoon and evening sunlight.
8/10

Interests

9 areas

Gardening
The site measures approximately 0.35 of an acre in total with planned westerly facing gardens for each of the three homes, providing good outdoor garden potential.
7/10
Walking
The location is minutes away from the DART station and within easy reach of local amenities, coastal paths, and Portmarnock beach.
9/10
Gym
Local fitness amenities and clubs are accessible within the wider Portmarnock and Malahide areas.
7/10
Cycling
The surrounding suburban roads and coastal routes offer good cycling opportunities, though buyers should verify dedicated cycle lane connectivity.
7/10
Golf
Portmarnock is globally famous for its championship golf links, including Portmarnock Golf Club and the Island Golf Club, making this an exceptional location for golf enthusiasts.
10/10
Fishing
The coastal positioning of Portmarnock offers accessible sea fishing spots along the shoreline.
7/10
Horse Riding
Equestrian facilities can be found in the wider Fingal rural hinterland, though they require a short drive from the immediate suburban area.
6/10
Water Sports
The proximity to Portmarnock beach and coastal inlets makes this an ideal location for swimming, kitesurfing, and other water activities.
9/10
Entertaining
The planned 4-bedroom detached houses feature generous floor areas ranging from 1,731 to 2,227 sq ft with westerly facing gardens, well-suited for hosting family and guests.
8/10

Lifestyle

5 areas

Quiet Living
Set within Drumnigh Oaks, the location offers a residential neighbourhood feel, though buyers should investigate potential construction noise during the development phase.
7/10
Rural Living
This is an established suburban residential setting rather than a rural environment, offering close proximity to suburban amenities and transport networks.
2/10
Village Living
Portmarnock provides a strong community feel with local shops, schools, and services all within close proximity to the site.
8/10
Coastal Living
Portmarnock is renowned for its coastal appeal, famous beach, and seaside walks, offering an excellent coastal lifestyle.
9/10
Urban Living
While suburban, the nearby DART station provides rapid connectivity to Dublin city centre for urban employment and entertainment.
6/10

6 areas

Community Involvement
Portmarnock has a vibrant and active local community with sports clubs, schools, and community groups.
8/10
Café Culture
Local cafes and eateries are available within Portmarnock, with a wider selection accessible in neighbouring Malahide and Howth.
7/10
Nightlife
The immediate area is primarily residential and quiet at night, though local pubs exist and city centre nightlife is reachable via the DART.
5/10
Health/Wellness groups
Numerous local sports clubs, fitness groups, and coastal walking paths support an active, health-conscious lifestyle.
8/10
Networking Opportunities
Professional networking is more centered in Dublin city, though the strong local community provides good neighborhood-level connections.
6/10
Tech-Hub Connectivity
Direct DART access to Dublin's docklands and city centre tech hubs makes this location practical for tech professionals.
8/10

Listing information

Agent: Corry Estates
Phone: 01 846 1122
Current status: active
Published on HouseDelve: 19 October 2026
Correction: Report an issue

Property reference: HD-51EC0BHouseDelve · 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.