Site At Rear Of, 39 Tritonville Road, Co. Dublin
€625,000
What you'll like:
- Active planning permission: The site benefits from full planning permission for a two-storey mews house of approximately 169 square meters, which significantly de-risks the initial development phase.
- Desirable Dublin location: Situated in a quiet laneway off Newbridge Avenue in prestigious Sandymount, the property places buyers in a highly sought-after residential postal code.
- Walkable village proximity: Residents will enjoy being only a ten-minute walk from the center of Sandymount Village, providing effortless access to local cafes, boutiques, and daily amenities.
- Coastal lifestyle access: The short distance to the seafront and Sandymount Strand offers exceptional recreational walking and outdoor lifestyle benefits right on the doorstep.
- Efficient home design: The approved scale of roughly 169 square meters provides a practical layout suited to creating a modern, highly energy-efficient family home.
- Generous walled gardens: The inclusion of walled outdoor space takes advantage of a sunny orientation, ensuring a private and pleasant garden environment for future occupants.
- Quiet residential setting: Tucked away in a peaceful lane off the main road, the plot offers a secluded retreat from heavier city traffic while remaining connected.
- Strong target demographic: The planned dwelling size and style appeal broadly to both growing families looking for stability and retired couples seeking manageable luxury.
- Established educational network: The neighborhood surrounds buyers with well-regarded local primary and secondary schools, enhancing the long-term capital value and appeal of the address.
- Public transport proximity: Excellent local transport links service the surrounding area, allowing straightforward commuting into Dublin city center and commercial hubs.
- Bypass lengthy bureaucracy: Because planning authorization is already secured, a buyer can move straight from acquisition into architectural detailing and construction tendering.
- Bespoke build opportunity: Purchasing a raw development plot lets the eventual owner customize interior finishes, specifications, and sustainable tech to their exact personal tastes.
- Valuable off-street parking: The inclusion of dedicated parking provisions addresses a major premium requirement for vehicles in this densely built urban quarter.
- Upscale neighborhood context: Surrounded by established, high-value properties on Tritonville Road, the finished mews should integrate well into a prosperous micro-market.
- Compact footprint management: A 169 square meter footprint hits a sweet spot for lower ongoing maintenance overheads compared to sprawling period properties.
- Future resale liquidity: New-build energy-efficient homes in Dublin 4 consistently attract high demand and strong competitive interest upon subsequent market re-entry.
- Clear project boundaries: Walled garden plans and explicit site dimensions help minimize boundary disputes with adjacent neighbors during construction phases.
- Direct utility access potential: Being situated directly behind an existing established residential address suggests connection routes for water, power, and drainage are close by.
- Independent architectural asset: Constructing a detached structure avoids shared party-wall complications common with terraced renovations in the immediate district.
- Immediate project commencement: With permissions already greenlit by authorities, capital can be deployed productively rather than tied up waiting on local council decisions.
But keep in mind:
- Substantial construction outlay: Beyond the asking price, the buyer must budget heavily for building costs, professional fees, connection charges, and potential inflation spikes.
- Absence of BER rating: The lack of an existing building energy rating means energy performance relies entirely on future construction execution and material choices.
- Zero immediate habitability: The property is strictly a land parcel with no functioning bedrooms, bathrooms, or living spaces, requiring interim rental arrangements during the build.
- Construction financing complexity: Securing traditional residential mortgages for undeveloped land can be more restrictive, often demanding specialized self-build or development finance products.
- Unforeseen ground conditions: The buyer should investigate soil stability, drainage capability, and sub-surface rock presence to ensure foundation work does not trigger unexpected site clearance costs.
- Potential utility connection hurdles: Verifying the capacity and exact cost of bringing water, electricity, and high-speed data feeds down the laneway is crucial prior to purchase.
- Laneway access constraints: Narrow access lanes can pose logistical challenges for heavy construction traffic, concrete delivery trucks, and large scaffolding setups.
- Party wall agreements: Construction close to neighboring boundaries may necessitate formal legal agreements and condition surveys with adjacent property owners along Tritonville Road.
- Planning compliance expiration: The buyer must meticulously verify the exact expiry date of the planning permission to ensure there is adequate time left to commence works legally.
- Potential development conditions: Local authority planning permissions often carry strict compliance conditions regarding finishes, overlooking, or working hours that must be satisfied.
- Local disruption liabilities: Building in a tight residential laneway risks friction with neighbors regarding noise, dust, parking disruption, and blocked thoroughfares during the build.
- Surface water and drainage: The buyer should investigate local flood risk maps and specific drainage engineering requirements mandated by the council for new mews developments.
- Vat liabilities on construction: Professional building services and certain material purchases will attract value-added tax, increasing the absolute capital required to finish the project.
- Project management burden: Overseeing a ground-up mews construction requires significant time, technical oversight, and stress management unless a reliable turnkey project manager is hired.
- Uncertain timeline overruns: Planning delays, supply chain shortages, or labor availability issues could stretch the build duration far beyond initial expectations.
- Developer levy obligations: Local authorities typically levy substantial financial contributions for new residential units, which the buyer must factor into their total financial ledger.
- Party wall noise risks: Future proximity to neighboring gardens and structures means acoustic insulation detailing must be meticulously planned to maintain privacy.
- Insurance costs during build: Specialized vacant land and structural builder's risk insurance policies will be mandatory and add to the holding costs before occupancy.
- Defect liability risks: As the ultimate project sponsor, the buyer carries the financial risk for any structural or waterproofing defects emerging post-construction.
- Market valuation volatility: Changes in Dublin property values during the construction period could impact the final valuation relative to total capital invested.
Price positioning
?
- The property represents a prime residential development site located off Newbridge Avenue in the highly sought-after Dublin 4 neighbourhood of Sandymount.
- Full planning permission is already secured for a substantial two-storey detached mews dwelling spanning approximately 169 square metres with parking.
- An asking price of six hundred and twenty-five thousand euros reflects standard land and development values for permitted infill sites in this established locale.
- Prospective buyers should carefully investigate connection costs for local services, development levies, and total construction timelines to finalize overall project feasibility.
Build Analysis
What we know from similar construction types
- The offering is for a development site with full planning permission for a two-storey mews house of approximately 169 sq. meters rather than a completed structure, meaning a buyer will need to manage construction, contractor costs, and project risks.
- A buyer should verify the specific conditions, timelines, and financial contributions attached to the existing planning permission granted by Dublin City Council.
- Investigation into site services is required, including the connection points and capacity for water, electricity, and combined drainage/sewers specified in the planning drawings.
- Given the location in a lane way off Newbridge Avenue, a buyer should assess construction logistics, vehicular access for building machinery, and potential constraints regarding party walls or neighboring properties.
- Engineering specifications regarding ground levels and flood plain compensation noted in the planning documentation should be carefully reviewed by a professional surveyor or structural engineer.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €2,000.
- Explanation: As the property is a planned two-storey mews of approximately 169 sq. meters designed to be energy efficient, heating expenses will heavily depend on the final BER rating, building materials, and heating system installed (such as a heat pump); the buyer should verify these efficiency specifications.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider local 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
- Stamp duty: Approximately €6,250 based on 1% of the €625,000 asking price for residential property.
- Solicitor legal fees: Generally range from €1,500 to €3,500 plus VAT (23%), depending on the firm and complexity.
- Land registration fees: Typically around €400 to €800 for registering property ownership and mapping.
- Property valuation fees: Usually between €150 and €300 if required by a lender.
- Surveyor fees: Roughly €350 to €600 or more depending on whether a standard structural survey or detailed snag list is chosen.
- Annual home insurance: Generally ranges from €400 to €800 per year depending on the coverage and property specifics.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the high demand for mews developments and infill sites in Sandymount as families look for energy-efficient modern builds.
- Discussions on community forums often highlight traffic management and narrow lane way access around Newbridge Avenue and Tritonville Road.
- Proximity to Sandymount Strand and Village is regularly cited by locals as a major positive lifestyle factor for the neighborhood.
- The scarcity of development plots with full planning permission in Dublin 4 drives significant interest from independent buyers and small-scale developers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The site provides full planning permission for a two-storey mews home with generous walled gardens in a quiet residential location near Sandymount Village. However, since the property is currently a development site requiring construction, buyers should verify timelines and safety logistics if moving in with young children.
- Teenagers7/10
Located just 10 minutes from Sandymount Village and close to the seafront and strand, offering good independence and recreational options for teenagers. The customisable nature of a new build allows for tailored living space.
- Multi-generational Living4/10
With approximately 169 sq. meters planned for a two-storey mews, space may be somewhat tight for multiple generations compared to larger multi-generational properties, though the open layout can be adapted during construction.
- Single Buyers4/10
At an asking price of €25,000 for a site requiring construction, this option demands significant capital, project management, and building expertise, making it less ideal for typical single buyers unless experienced in property development.
- Couples8/10
A fantastic opportunity for couples to design and build a modern, energy-efficient home tailored to their exact specifications in a highly sought-after Dublin neighborhood near the coast and village.
- Empty Nesters7/10
The manageable size of 169 sq. meters and a walled garden offer a great downsizing option close to local amenities, though the hassle of managing a construction project must be taken into account.
- Retirees6/10
The listing notes it could suit a retired couple looking to create an energy-efficient home near Sandymount Village and the seafront. However, buyers should carefully consider the physical and financial management involved in building from scratch.
Work
3 areas- Remote Working7/10
Designing a new-build mews home allows for a dedicated home office setup, though buyers should verify broadband infrastructure availability in the lane way.
- Hybrid Commuting8/10
Conveniently located in Dublin with good access to transport links, making it practical for hybrid workers commuting into the city center.
- Retired7/10
Well-suited for retirement if buyers are willing to oversee the construction of a custom, energy-efficient home close to village amenities and healthcare services.
Practical
8 areas- Ageing in Place6/10
Building a new home allows for accessible design choices to be integrated from the ground up, though a two-storey layout would require planning for stairs unless modified.
- Low Maintenance8/10
As a brand new energy-efficient mews build, maintenance costs and upkeep should be minimal compared to older heritage properties during initial years.
- Secure Gated Entry5/10
The property is located in a quiet lane way, but specific security gates would need to be incorporated into the final construction plans by the buyer.
- Minimalist Design8/10
Full planning permission for a contemporary 169 sq. meter mews offers a clean slate for those looking to implement a minimalist architectural style.
- Flexible Floor Plans9/10
Because this is a development site with planning permission for a blank-canvas build, buyers have immense flexibility to configure the interior layout to their needs.
- Heritage Home2/10
This is a modern development site rather than a period or heritage property, offering contemporary building standards instead of historical architecture.
- Ecological Setup8/10
Explicitly noted as an opportunity to create an energy-efficient home, allowing the buyer to integrate modern sustainable technologies and insulation.
- Outdoor areas7/10
Includes plans for generous walled gardens designed to capture a sunny aspect in a quiet residential setting.
Interests
9 areas- Gardening7/10
Features generous walled gardens designed to take advantage of a sunny aspect, providing a blank canvas for gardening enthusiasts to design their ideal outdoor patch.
- Walking9/10
Excellent location for walking, being a short walk to Sandymount Village, local amenities, and the nearby seafront and strand.
- Gym5/10
While local amenities are nearby, specific proximity to commercial gym facilities should be verified by the buyer in the surrounding Dublin area.
- Cycling8/10
Flat suburban surroundings and proximity to coastal routes make cycling an accessible and pleasant way to commute or explore the local area.
- Golf5/10
Proximity to golf courses is typical for the broader Dublin region, though buyers should investigate the exact distance to the nearest clubs.
- Fishing3/10
Coastal proximity offers some sea-angling opportunities nearby, but this location is primarily residential rather than tailored to fishing enthusiasts.
- Horse Riding2/10
An urban and suburban environment with little to no local infrastructure supporting horse riding on-site or immediately nearby.
- Water Sports6/10
Proximity to Sandymount strand and the coast provides opportunities for certain coastal activities, though major water sports hubs may require travel.
- Entertaining8/10
The planned 169 sq. meter mews layout combined with generous walled gardens offering a sunny aspect creates a great environment for hosting guests once built.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet lane way off Newbridge Avenue in Sandymount, offering a peaceful residential environment away from major thoroughfares while remaining close to urban conveniences.
- Rural Living1/10
Located in a prime residential and established suburban setting in Co. Dublin, offering an entirely urban/suburban rather than rural experience.
- Village Living9/10
Only a 10-minute walk from the centre of Sandymount Village, providing exceptional access to local shops, cafes, and a close-knit community atmosphere.
- Coastal Living8/10
Positioned a short walk from the seafront and Sandymount strand, making it ideal for those who enjoy coastal walks and sea air.
- Urban Living8/10
Located in Dublin with great proximity to local village amenities, public transport links, and the city center, balancing neighborhood charm with city accessibility.
Social
6 areas- Community Involvement8/10
Sandymount has a strong community identity with active local associations, events, and a vibrant village feel.
- Café Culture9/10
Being only 10 minutes away from the centre of Sandymount Village puts numerous local cafes, eateries, and social spots right on the doorstep.
- Nightlife5/10
Sandymount offers local pubs and neighborhood bars, but heavier nightlife options would require heading further into central Dublin.
- Health/Wellness groups6/10
Proximity to the strand and community centers supports walking clubs and outdoor fitness, while pilates & stretching options can be found in the wider neighborhood.
- Networking Opportunities6/10
Good connectivity to Dublin provides solid professional networking avenues, though the immediate site is strictly residential.
- Tech-Hub Connectivity7/10
Dublin hosts major tech employers, and commuting or connecting to these hubs from Sandymount is straightforward.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 2 September 2026
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HD-945810HouseDelve · 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.