
St Kilda, Sandycove Avenue East, Sandycove, DublinA96D720
€14,000,000
6 Bed~6 Bath~640 m²~BER D1
What you'll like:
- Prime coastal address: Situated directly on Sandycove Avenue East, this property offers a prestigious coastal lifestyle immediately adjacent to the famous Forty Foot bathing place and James Joyce Tower.
- Expansive private acreage: Occupying a rare one-acre site directly overlooking the Irish Sea, the property provides extraordinary outdoor space and exceptional privacy in a densely populated seaside suburb.
- Meticulous period restoration: The residence has been thoroughly remodelled to a contemporary standard while successfully preserving the grand architectural proportions and fine features of its original Victorian villa heritage.
- Generous bedroom count: Featuring six large double bedrooms, the layout easily accommodates a large family or visiting guests, ensuring everyone enjoys private quarters and luxury amenities.
- Luxurious primary suite: The dedicated principal suite occupies the eastern side of the main floor, offering a sumptuous bedroom, separate sitting area, custom dressing room, and large ensuite bathroom.
- Exceptional sea views: Sweeping granite steps and main reception rooms face directly towards the open water, delivering uninterrupted, picturesque marine vistas from the primary living spaces.
- Custom Jonathan Williams kitchen: The front kitchen space is fitted with premium cabinetry and a massive Calacatta Gold marble island, combining aesthetic appeal with top-tier culinary functionality.
- Discreet butler prep kitchen: Positioned behind hidden doors, the substantial secondary prep kitchen and wine store allows for seamless catering and keeps heavy kitchen operations out of view.
- Dual terrace integration: Formal living and dining areas open onto distinct front and rear terraces, allowing occupants to track both morning sea views and late afternoon sunshine.
- Versatile family cinema: The dedicated family living room features integrated blackout blinds and bespoke lighting, enabling the space to convert effortlessly into a private, cozy home cinema.
- Dramatic cantilevered staircase: A bespoke open-riser staircase crafted from oak and frameless glass connects the garden level to the hall floor while drawing natural westerly light inward.
- Dedicated home office: The garden level features a spacious home office with a feature bay window framing lovely views of the front lawn and the sea beyond.
- Expansive entertainment room: A large family entertainment space at the garden level includes a pool table, retractable viewing screen, and custom cabinetry for relaxed indoor recreation.
- Extensive guest ensuites: Multiple garden-level bedrooms benefit from private ensuite bathrooms, offering individual comfort and high-end privacy for family members or long-term guests.
- Pre-approved pool permission: Full planning permission is already secured for a heated outdoor swimming pool with associated garden rooms on the seaward side of the property.
- Approved garage development: The site includes valid planning permission for a bespoke, multi-car garage of considerable scale located along the front street boundary.
- Commuter rail access: The local DART station at Sandycove and Glasthule is nearby, providing a swift twenty-minute journey directly into Dublin city centre.
- Renowned local schools: Families will benefit from close proximity to several highly respected educational institutions including Loreto Abbey Dalkey, Rathdown, and Blackrock College.
- Village proximity: The vibrant local villages of Sandycove, Glasthule, and Dalkey are within easy walking distance, offering excellent artisan shops, gourmet restaurants, and local services.
- Smart home technology: Contemporary electrical installations, integrated AV systems, and automated features ensure the historic fabric of the home delivers modern living convenience.
But keep in mind:
- Subpar energy rating: The recorded BER rating of D1 is poor for a luxury property at this price point, indicating potential thermal inefficiencies that will require substantial investment to rectify.
- High energy upgrade costs: Achieving modern energy standards in a protected or historic Victorian structure can be exceptionally expensive and technically challenging due to conservation guidelines.
- Significant heating demands: Heating a sprawling 640-square-meter period home with a D1 energy rating may result in very high ongoing utility bills during colder winter months.
- Exorbitant asking price: At fourteen million euros, the asset demands a very specific tier of buyer, potentially limiting future liquidity and capital appreciation speed over the medium term.
- Exposed coastal environment: Direct proximity to the Irish Sea exposes the exterior stonework, windows, and metal fixtures to harsh salt air, necessitating frequent and costly ongoing maintenance.
- Unrealized planning liabilities: While planning permission exists for a swimming pool and garage, the buyer must absorb all construction costs and project management risks to build them.
- Construction disruption risks: Executing approved major works like a seaward pool and multi-car garage will cause significant on-site disruption and noise after the initial purchase.
- Historic preservation constraints: Local planning rules or conservation statuses may strictly limit any future internal or external modifications the buyer might wish to undertake.
- Garden level moisture risks: Lower-ground or garden-level rooms in seaside period homes can be vulnerable to dampness and drainage issues, requiring diligent inspection of waterproofing measures.
- Intense public footfall: Being located directly on a famous coastal amenity route near swimming spots can lead to high volumes of passing pedestrians and reduced street-level privacy.
- Traffic and parking congestion: Sandycove Avenue East is a highly desirable and narrow coastal road, which can experience heavy visitor traffic and parking pressures during fine weather weekends.
- Complex mechanical systems: The integration of hidden doors, specialized AV wiring, and custom motorized features may lead to complex and expensive maintenance calls over time.
- Substantial insurance premiums: Insuring a high-value coastal property against storm damage, flooding, and high-value contents can command exceptionally steep annual policy costs.
- High local property taxes: A luxury residence of this scale and location will attract maximum municipal property tax bands and associated transaction levies upon purchase.
- Extensive window maintenance: Large period sash windows provide wonderful aesthetic character but can be drafty and expensive to properly draft-proof, repair, or thermally upgrade.
- Potential boundary erosion: Buyers should commission a detailed coastal survey to assess any long-term erosion risks associated with owning a direct seafront land parcel.
- Basement natural light limits: Despite clever staircase design, portions of the garden-level accommodation may receive less direct natural sunlight compared to the elevated hall floor.
- Plumbing infrastructure age: Merging modern multi-bathroom facilities with older core property infrastructure requires thorough surveying to ensure adequate water pressure and pipe integrity.
- Strict viewing protocols: The necessity for strict appointment-only viewings through specialized agents indicates a high level of vendor privacy control, which can occasionally protract due diligence inquiries.
- High-end resale pool: The niche market for multi-million euro seaside historical villas means finding an equivalent buyer upon a future exit could take a prolonged marketing period.
Price positioning
?
- The asking price of fourteen million euros appears somewhat ambitious when evaluated against verified transactions on the same road, where top-tier waterfront properties previously achieved substantial multimillion figures yet notably remained beneath this threshold.
- Upward valuation signals stem from the substantial one-acre footprint, extensive floor area of approximately six hundred forty square meters, meticulous period restoration, and valuable granted planning permissions for a seaward swimming pool and bespoke multi-car garage.
- Supporting factors include the premier coastal positioning directly overlooking the Irish Sea in an exclusive Dublin suburb, whereas potential downward pressure could stem from the D1 energy rating requiring prospective buyers to factor in modern efficiency upgrades.
- Overall market positioning reflects a slight premium above local comparable benchmarks, capturing the exceptional rarity of a detached seaside Victorian villa combined with extensive contemporary fit-outs and comprehensive modern lifestyle amenities.
Build Analysis
What we know from similar construction types
- The property is a large Victorian period villa of approximately 6,400 square metres, which has been recently and meticulously remodelled and restored.
- A buyer should verify the structural integrity of the original fabric, especially given its coastal exposure to the Irish Sea.
- Planning permission is noted as secured for a seaward swimming pool and a bespoke front car garage, and a buyer should inspect these permissions and conditions carefully via their legal representative.
- Given the substantial floor area and period nature, a thorough investigation into modern services, insulation upgrades, and compliance with current building regulations during the remodelling works is recommended.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is D1, which falls into the D to G category requiring a deep-retrofit cost estimate.
- For a very large period property of approximately 640 square metres, a comprehensive deep retrofit to bring it to a high BER rating (such as A or B) would likely require significant capital expenditure.
- Estimated costs could range from €150,000 to €250,000 or more, depending on the extent of works needed for external insulation (balanced against preserving the Victorian facade), upgrading heating systems, windows, and renewable technologies.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €5,000 to €7,000 per year.
- Explanation: Given the large 640 m² floor area and a D1 BER rating indicating poorer energy efficiency compared to modern builds, heating this expansive Victorian residence will require significant energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established coastal residential area with no apparent large-scale industrial facilities, heavy manufacturing, or active landfills in immediate proximity.
- Any historical urban or coastal pollutant concerns should be independently investigated by the prospective buyer as part of standard due diligence.
Flood Safe
7/10Water overflow reports to follow up
- The residence occupies an elevated position directly overlooking the Irish Sea, which generally mitigates low-level surface water accumulation but introduces coastal exposure considerations.
- Prospective buyers are advised to verify comprehensive local coastal flood risk assessments and insurance availability given the direct waterfront setting.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
16 SANDYCOVE AVE EAST, SANDYCOVE, DUBLIN
- Sale date
- Declared sale price
- €2,250,000.00
11 SANDYCOVE AVE EAST, SANDYCOVE, DUBLIN
- Sale date
- Declared sale price
- €2,400,000.00
SEAGRANGE, SANDYCOVE AVE EAST, SANDYCOVE
- Sale date
- Declared sale price
- €9,750,000.00
4 SANDYCOVE AVE EAST, SANDYCOVE, DUBLIN
- Sale date
- Declared sale price
- €1,250,000.00
6 SANDYCOVE AVE EAST, SANDYCOVE, DUBLIN
- Sale date
- Declared sale price
- €1,250,000.00
Recent sales in the wider Sandycove area
RAVEN LODGE, 17 SUMMERHILL ROAD, SANDYCOVE
- Sale date
- Declared sale price
- €1,580,000.00
17 DUNDELA HAVEN, DUNDELA PARK, SANDYCOVE
- Sale date
- Declared sale price
- €610,000.00
14 CASTLE PARK RD, SANDYCOVE, DUBLIN
- Sale date
- Declared sale price
- €3,200,000.00
ROSSAVEEL, 27 DUNDELA AVE, SANDYCOVE
- Sale date
- Declared sale price
- €1,300,000.00
8 BALLYGIHEN, SANDYCOVE, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €400,000.00
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 €140,000 based on the 1% rate for the first €1 million and 2% on the balance for residential property over €1 million.
- Solicitor legal fees: Approximately €15,000 to €25,000 depending on the complexity and value of the transaction.
- Land registration fees: Approximately €800 to €1,000 for property registration and related filings with the Property Registration Authority.
- Property valuation fees: Approximately €300 to €500 for a detailed independent valuation report.
- Surveyor fees: Approximately €2,000 to €4,000 for a comprehensive structural survey of a large period property.
- Annual home insurance: Approximately €3,000 to €5,000 per year due to the substantial floor area, high replacement value, and coastal location.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the high demand and exclusivity of properties along Sandycove Avenue East, highlighting its proximity to the Forty Foot bathing place and coastal amenities.
- Community forums often note the strong appeal of the DART transport link providing convenient access to Dublin city centre from Sandycove and Glasthule.
- Discussions in local neighborhood groups occasionally focus on traffic management and pedestrian safety during peak summer months due to visitors flocking to coastal spots.
- Residents frequently share appreciation for local heritage landmarks such as the James Joyce Tower and the active community life centered around nearby villages.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The expansive private one-acre gardens and close proximity to the coast provide an exceptional, secure environment for young children to play outdoors.
- Teenagers9/10
With six generous double bedrooms, a cinema room setup, a family entertainment room, and nearby DART access, teenagers will have plenty of independent space and easy mobility.
- Multi-generational Living9/10
The vast 640 m² floor area, multiple bedroom suites across levels, and expansive living zones make this property highly adaptable for extended family living.
- Single Buyers2/10
An estate of 640 m² on an acre with a substantial asking price and high upkeep is generally unsuited for a single occupant unless seeking a significant multi-generational or luxury compound.
- Couples7/10
Couples who value high-end luxury, abundant entertaining space, and coastal views will find the primary suite and reception rooms magnificent, though the sheer scale is large for two people.
- Empty Nesters7/10
The stunning coastal location and luxurious single-level living options on the main floor suit empty nesters looking to downsize in style, though total maintenance of the grounds is considerable.
- Retirees6/10
While the coastal village setting is wonderful for retirement, the multi-level layout and large gardens require ongoing management, though ground-floor bedroom wings offer good convenience.
Work
3 areas- Remote Working9/10
Includes a dedicated home office with a bay window overlooking the grounds and sea, plus a dedicated comms room, making remote working exceptionally comfortable.
- Hybrid Commuting9/10
Sandycove & Glasthule DART station is close by, providing a reliable twenty-minute commute into Dublin city centre for hybrid workers.
- Retired8/10
The luxurious single-floor amenities, coastal views, and nearby village conveniences make it a prestigious and comfortable option for retirement.
Practical
8 areas- Heritage Home10/10
A fine Victorian villa retaining its original architectural presence, proportions, and restored period features throughout.
- Ageing in Place7/10
The main hall floor features comprehensive living facilities and a primary suite, though the multi-level layout means buyers should verify accessibility requirements for later years.
- Low Maintenance4/10
A substantial 640 m² Victorian period residence set on a private acre requires ongoing specialist maintenance for its historic fabric and extensive grounds.
- Secure Gated Entry8/10
Occupies a private, secluded acre with strong privacy features, though buyers should verify the exact perimeter security provisions in place.
- Minimalist Design5/10
The property preserves classic Victorian grandeur, period details, and Morris & Co wallpaper, leaning toward traditional elegance rather than minimalist aesthetics.
- Flexible Floor Plans9/10
The property offers exceptional layout flexibility, including a cinema/living conversion option, dual kitchens, and a self-contained bedroom wing at the garden level.
- Ecological Setup5/10
As a large period home with a D1 BER rating, energy efficiency is typical of older restored properties, though buyers should investigate potential green upgrades.
- Outdoor areas10/10
Features a private one-acre site with stunning sea views, multiple terraces, and approved planning permission for a seaward swimming pool and custom garage.
Interests
9 areas- Gardening8/10
The private one-acre site provides fantastic scope for keen gardeners to curate extensive coastal lawns, mature borders, and planting schemes.
- Walking10/10
Directly overlooking the coastline with nearby access to coastal paths, the Forty Foot, and the Dublin Mountains a short drive away, walking enthusiasts are exceptionally well catered for.
- Gym7/10
The expansive floor plan provides ample dedicated space to install a comprehensive home gym, complemented by local wellness facilities and outdoor fitness options.
- Cycling8/10
The coastal roads and nearby scenic routes offer brilliant cycling opportunities, though buyers should verify safe storage arrangements ahead of the built garage development.
- Golf8/10
Several renowned golf clubs along the south Dublin coastline are within a short driving distance, making this a very convenient base for golfers.
- Fishing8/10
Proximity to the harbour town of Dún Laoghaire and local piers offers excellent opportunities for sea fishing and marine pursuits.
- Horse Riding6/10
While equestrian facilities require travel toward the foothills of the Dublin Mountains, the surrounding region does offer stable options for horse riders.
- Water Sports10/10
With the Forty Foot bathing place and Dún Laoghaire harbour nearby, water sports such as swimming, sailing, and paddleboarding are right on the doorstep.
- Entertaining10/10
Featuring a Jonathan Williams custom kitchen, a butlers prep kitchen, formal drawing rooms, multiple seaside terraces, and a family entertainment room, the home is built for hosting.
Lifestyle
5 areas- Quiet Living8/10
Set within a private acre directly overlooking the sea with mature boundaries, the property offers a peaceful and secluded retreat despite its coastal setting.
- Rural Living3/10
Located in an established, desirable residential suburb close to Dún Laoghaire and Dublin city centre, this offers a decidedly upscale coastal suburban lifestyle rather than rural seclusion.
- Village Living9/10
Sandycove, Glasthule, and Dalkey villages are right on the doorstep, offering a vibrant community feel with local shops, cafes, and amenities within easy walking distance.
- Coastal Living10/10
Positioned directly on Sandycove Avenue East overlooking the Irish Sea, with the Forty Foot bathing place and marine activities moments from the door, this is prime coastal real estate.
- Urban Living7/10
With the DART reaching Dublin city centre in around twenty minutes, urban convenience is easily accessible while maintaining a tranquil seaside atmosphere.
Social
6 areas- Community Involvement8/10
Active local communities in Sandycove, Glasthule, and Dalkey offer numerous opportunities for social engagement, clubs, and local initiatives.
- Café Culture9/10
Surrounded by a rich selection of boutique cafes, artisan bakeries, and fine eateries across Sandycove, Glasthule, and Dalkey.
- Nightlife7/10
Local pubs and restaurants provide a lively evening atmosphere, with more extensive nightlife easily reached by DART in Dublin city centre.
- Health/Wellness groups8/10
Proximity to the sea for daily swimming, local fitness clubs, and seaside wellness culture supports a very active and healthy lifestyle.
- Networking Opportunities7/10
Convenient transport links to Dublin allow professionals easy access to city-wide business networks and corporate events.
- Tech-Hub Connectivity8/10
Equipped with modern comms infrastructure and excellent digital connectivity, well-suited for tech professionals working locally or remotely.
Listing information
- Agent
- Bergins Valuers & Estate Agents Ltd
- Phone
- 01 660 3587
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-B4E06DHouseDelve · 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.