Weavers Row, Clonsilla, Dublin 15D15HDY9
€850,000
BER E1
What you'll like:
- Prominent road frontage: The property benefits from strong and accessible road frontage along Weavers Row, which significantly enhances access and visibility for any future residential or commercial development plans.
- Substantial site scale: Extending to approximately 0.2 hectares or 0.5 acres, the regular shape provides a functional footprint that is well suited for efficient architectural layouts and parking configurations.
- Established residential setting: Located within a mature and sought-after community in Clonsilla, future occupants will benefit from an existing neighborhood fabric with proven and consistent housing demand.
- Existing income or shelter: The site features an existing two-bedroom cottage that could potentially offer interim rental income or act as on-site storage during the early phases of construction work.
- Proximity to rail transit: Being situated within easy reach of Clonsilla Rail Station provides future residents with effortless, traffic-free commuting options directly into the heart of Dublin City Centre.
- Major retail access: The nearby Blanchardstown Shopping Centre is only a short drive away, offering exceptional convenience for extensive retail, dining, and entertainment amenities for future occupants.
- Excellent arterial connectivity: Quick and easy access to both the N3 and the M50 motorway ensures that motorists can navigate efficiently across Dublin and connect easily to the national road network.
- Employment hub proximity: The surrounding Dublin 15 region hosts numerous major business parks and corporate employers, which strongly supports long-term rental demand and potential end-user resale values.
- Local educational facilities: A comprehensive range of local schools is situated within the immediate catchment area, making any future residential units highly attractive to families with school-aged children.
- Flexible development potential: The site configuration and location lend themselves to a variety of potential redevelopment options, subject to securing the necessary planning permissions from the local authority.
- Stable asking price: The tracked asking price of €850,000 has remained completely unchanged since initial observation, suggesting a firm vendor stance and a straightforward pricing strategy without sudden upward adjustments.
- Compact land holding: A 0.5-acre parcel represents an achievable development scale for small to medium builders, avoiding the massive capital outlays and complex phasing required for multi-acre greenfield sites.
- Integration opportunities: The existing two-bedroom cottage might be incorporated into a wider architectural master plan depending on planning requirements and local conservation or heritage guidelines.
- Strong long-term fundamentals: The combination of a mature Dublin suburb and constrained land supply underpins the enduring investment value and fundamental soundness of acquiring this well-located plot.
- Recreational amenities: Nearby parks, sports clubs, and community facilities enhance the lifestyle appeal of the immediate neighborhood, supporting strong end-user demand for completed housing units.
- Clear site boundaries: The presence of an existing dwelling and established perimeter features aids in defining property lines and reduces initial guesswork regarding neighboring encroachments or boundary disputes.
- Direct utility access: Being situated immediately adjacent to an established residential road significantly simplifies the logistical process of connecting a new development to local water, electricity, and sewage mains.
- Designated development land: The inherent characteristics of the plot align well with infill development trends supported by planners aiming to maximize brownfield utilization within existing urban envelopes.
- Manageable holding costs: Compared to massive commercial acreage, a half-acre residential infill site presents a relatively manageable profile for initial holding periods while architectural designs are finalized.
- Independent agent representation: Marketed by an established local agency, interested parties have a direct channel to gather initial background details regarding historical context and site boundaries.
But keep in mind:
- Poor energy rating: The existing two-bedroom cottage carries a very inefficient E1 BER rating, meaning significant capital expenditure would be required to bring the dwelling up to modern energy efficiency standards.
- Planning permission uncertainty: The listing notes that development potential is strictly subject to planning permission, creating a material regulatory risk that the local council may restrict density or reject proposed designs.
- Undeclared floor area: The absence of a stated floor area for the existing cottage makes it difficult to accurately calculate immediate renovation costs or assess existing usable square footage without a physical inspection.
- Unknown bedroom count: While the description mentions a two-bedroom cottage, the structured property facts fail to specify bedroom and bathroom counts for the wider offering, necessitating careful verification.
- Incomplete property metrics: Critical details such as exact site boundaries, zoning designations, and exact structural conditions are missing from the listing data and must be independently verified by a surveyor.
- High capital commitment: At an asking price of €850,000 for a 0.5-acre plot, the acquisition cost per acre is substantial, requiring rigorous financial modeling to ensure profitable margins after construction expenses.
- Potential demolition costs: Redeveloping the site will likely require demolishing the existing cottage and clearing out debris, which adds extra expenditure and disposal time to the initial project budget.
- Infill construction disruption: Building on a compact 0.5-acre urban site often creates logistical challenges regarding material storage, crane placement, and managing tight access for heavy construction machinery.
- Neighboring objections risk: Proximity to established residential properties increases the likelihood of planning objections from local residents concerned about overlooking, shadows, or increased traffic congestion.
- Local infrastructure capacity: The buyer should investigate whether local water, drainage, and electrical grids have sufficient capacity to support a denser residential or commercial scheme without costly upgrades.
- Zoning restrictions unknown: It remains unconfirmed whether the local development plan designates this exact parcel for purely residential use, mixed-use, or commercial activities, which directly dictates project feasibility.
- Traffic congestion bottlenecks: While access to the N3 and M50 is present, peak-time traffic congestion around Clonsilla and Blanchardstown can be severe and should be factored into commuter appeal studies.
- Lack of recent price movement: The flat asking-price history of €850,000 provides no direct negotiation feedback yet, meaning the vendor's willingness to accept lower offers under changing market conditions is unproven.
- Environmental survey requirements: Due to the age of the existing cottage, the buyer should investigate the potential presence of hazardous materials such as asbestos before undertaking any demolition work.
- Archaeological or ecological checks: The buyer must verify if the local authority requires specialized environmental, bat, or archaeological assessments that could delay the planning application timeline.
- Development levy liabilities: Constructing new residential or commercial units will trigger local authority development levies and connection charges, which can significantly impact overall project cash flow.
- Contractor availability risks: Securing reliable building contractors and specialized tradespeople in the current market climate can lead to unexpected project delays and rising construction cost inflation.
- Title and rights-of-way check: A thorough legal due diligence process must be conducted by a solicitor to identify any hidden easements, rights-of-way, or restrictive covenants burdening the title.
- Market absorption rates: The buyer should carefully analyze current absorption rates for newly built properties in Dublin 15 to ensure that completed units can be sold or let within projected timeframes.
- Financing condition hurdles: Securing development finance or bridging loans for sites requiring planning permission often involves stringent lender conditions, high interest rates, and rigorous pre-sale requirements.
Price positioning
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- The asking price appears somewhat ambitious when evaluating the development site against local residential benchmarks, reflecting high expectations for future planning potential on a compact plot.
- Valuation signals are driven by the inclusion of an existing cottage and strong road frontage, though the poor E1 energy rating indicates substantial immediate renovation outlays.
- Strong local demand and excellent transport connectivity could support the asking price if prospective buyers factor in lucrative long term density yields, but planning risks could undermine this.
- The stable price history suggests the seller is testing the market firmly, relying on scarce suburban development opportunities to attract niche investor interest without immediate discounting.
Build Analysis
What we know from similar construction types
- The property currently comprises an existing two-bedroom cottage occupying a 0.2-hectare development site, which is primarily marketed for its redevelopment potential rather than its existing residential structure.
- A buyer should thoroughly investigate the structural integrity, dampness, and overall condition of the existing cottage if interim use or incorporation into a new design is planned.
- Planning permission status, local zoning restrictions, and compliance with local authority guidelines must be verified regarding any future development or redevelopment plans on the site.
- Access, utility connections, and potential boundary or title discrepancies should be checked by a legal professional prior to purchase.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E1 BER rating, indicating poor energy efficiency that would require a comprehensive deep retrofit to bring it to a modern standard.
- A full deep retrofit typically costs between EUR 50,000 and EUR 75,000 or more, depending on the scope of works required for the existing cottage, including external wall insulation, heating system upgrades, window replacements, and renewable energy integration.
Heating cost*
Estimated expense to heat this property every year
- The annual heating cost cannot be reliably estimated as the floor area and building specifications are not provided.
- Given the E1 BER rating, the property may have high thermal losses, but energy use will depend heavily on the actual living space and heating system utilized.
Pollution Safe
8/10Environmental situation to investigate
- The location is situated in an established residential and commercial suburb with no apparent major heavy industrial or high-risk waste facilities immediately adjacent.
- Any historical or localized environmental impacts remain uncertain and potential buyers should verify local site history and environmental reports as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- Official mapping shows no recorded flood zones in the immediate vicinity of this Clonsilla site, suggesting a relatively low baseline exposure.
- The property sits within a well-established residential and commercial setting in West Dublin, removed from major river corridors typically associated with fluvial flooding.
- While local surface water pooling can occasionally occur during extreme rainfall events across urbanized areas, the overall geographic context indicates a favorable flood safety profile.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
CORNER COTTAGE, WEAVERS ROW, CLONSILLA VILLAGE
- Sale date
- Declared sale price
- €520,000.00
PAX, WEAVERS ROW, CLONSILLA VILLAGE
- Sale date
- Declared sale price
- €730,000.00
EVERGREEN, WEAVERS ROW, CLONSILLA RD DUBLIN 15
- Sale date
- Declared sale price
- €351,000.00
WEAVER'S ROW, CLONSILLA ROAD, CLONSILLA
- Sale date
- Declared sale price
- €550,000.00
GRECIEO, WEAVERS ROW, CLONSILLA RD DUBLIN 15
- Sale date
- Declared sale price
- €400,000.00
Recent sales in the wider Clonsilla area
113 GEORGIAN VILLAGE, CASTLEKNOCK, DUBLIN 15
- Sale date
- Declared sale price
- €2,450,000.00
10 PARK BOULEVARD, TYRELLSTOWN, DUBLIN 15
- Sale date
- Declared sale price
- €325,000.00
27 LUTTREL PARK DRIVE, CASTLEKNOCK, DUBLIN 15
- Sale date
- Declared sale price
- €500,000.00
9 THE GLADE, HUNTERS RUN, CLONEE DUBLIN 15
- Sale date
- Declared sale price
- €365,000.00
62 PARK DRIVE GREEN, CASTLEKNOCK, DUBLIN 15
- Sale date
- Declared sale price
- €590,000.00
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
- Estimated stamp duty: €8,500 — 1% of €850,000.
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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 are estimated between 1,500 and 3,000 euro plus VAT.
- Land registration fees and property outlays are estimated between 500 and 800 euro.
- Property valuation fees for mortgage purposes are estimated between 150 and 300 euro.
- Surveyor fees for a structural and site survey are estimated between 600 and 1,200 euro.
- Annual home insurance is estimated between 400 and 800 euro depending on the structure and coverage.
Forum Talk
What people are saying about this area
- Residents in the Clonsilla area frequently discuss ongoing local infrastructure updates, noting improvements and congestion points near major commuter routes like the N3 and M50.
- Community forums highlight strong and consistent demand for well-located residential development sites and housing within the Dublin 15 area due to its established amenities.
- Discussions on local community boards often focus on the convenience of the Clonsilla Rail Station and proximity to the Blanchardstown Shopping Centre as major lifestyle perks for residents.
- Locals frequently share updates regarding local school places and community services, reflecting the family-oriented nature of this mature residential setting.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a development site with an existing cottage rather than a finished family home, meaning it is not immediately suitable for young children without significant construction work.
- Teenagers3/10
Given that the offering is a development site, families with teenagers would find the existing structure impractical for immediate occupation.
- Multi-generational Living4/10
The 0.2-hectare site offers long-term potential for a custom multi-generational build subject to planning permission, but the current configuration is unsuited.
- Single Buyers2/10
With an asking price of €850,000 for a development site, this is generally beyond the reach of standard single home buyers looking for turnkey accommodation.
- Couples3/10
Couples looking to buy a ready-to-move-in home will need to look elsewhere, as this asset is positioned primarily as a development opportunity.
- Empty Nesters3/10
Empty nesters seeking a low-maintenance, downsized property are unlikely to find this raw development site appealing in its current state.
- Retirees2/10
The property requires major redevelopment or substantial renovation, making it a poor fit for retirees looking for comfort and ease of living.
Work
3 areas- Remote Working6/10
A future custom build on the site could easily accommodate a dedicated home office, though buyers should verify broadband infrastructure.
- Hybrid Commuting9/10
Clonsilla Rail Station, easy access to the N3 and M50, and proximity to Dublin City Centre make this exceptionally well-positioned for hybrid commuters.
- Retired2/10
Given that the offering is a development site requiring planning permission and construction, it is unsuited for retirees.
Practical
8 areas- Ageing in Place3/10
The current cottage is basic, and adapting it for long-term accessibility would require substantial architectural intervention.
- Low Maintenance2/10
Managing a 0.2-hectare development site with an older cottage involves significant upkeep or project management.
- Secure Gated Entry3/10
The property features strong road frontage in an open setting; any private security or gating would need to be incorporated into a future design.
- Minimalist Design4/10
The blank canvas of a 0.5-acre development site allows for a minimalist new build, subject to planning approval.
- Flexible Floor Plans8/10
As a development site, it offers immense flexibility to design and configure a completely bespoke floor plan from scratch.
- Heritage Home4/10
An existing two-bedroom cottage occupies the site, though buyers should verify its historical or architectural status.
- Ecological Setup5/10
The site offers an opportunity to integrate modern eco-friendly building standards into a new development, overcoming the current E1 BER rating of the cottage.
- Outdoor areas7/10
The roughly 0.2-hectare plot provides generous outdoor footprint potential for gardens, parking, or landscaping.
Interests
9 areas- Gardening6/10
The site extends to approximately 0.2 hectares (c. 0.5 acres), providing ample outdoor space for landscaping once developed.
- Walking6/10
Proximity to local services, shops, and Clonsilla Rail Station allows for walkable convenience to everyday amenities.
- Gym6/10
Accessibility to Blanchardstown and surrounding Dublin 15 areas ensures reasonable access to commercial fitness facilities.
- Cycling5/10
The area features established suburban roads; cyclists should verify dedicated cycle lane connectivity into major employment hubs.
- Golf6/10
Dublin 15 hosts several golf courses and clubs within a short drive of the Clonsilla area.
- Fishing3/10
Fishing opportunities are limited locally, requiring travel outside the immediate suburban setting.
- Horse Riding3/10
The mature residential and commercial surroundings offer very limited equine facilities nearby.
- Water Sports2/10
Inland Dublin 15 is distant from major water sports venues, though coastal areas are reachable by car.
- Entertaining4/10
The existing two-bedroom cottage is modest, but a successful future redevelopment could incorporate excellent spaces for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Located in an established residential and commercial setting in Clonsilla, buyers should verify local ambient noise levels, particularly regarding proximity to transport links.
- Rural Living2/10
This is an urban/suburban development site with strong road frontage in a mature residential area rather than a rural retreat.
- Village Living7/10
Clonsilla offers a well-established community feel with local services, shops, and a rail station within easy reach.
- Coastal Living1/10
The location is firmly inland in Dublin 15, offering no coastal proximity.
- Urban Living7/10
With good accessibility to Dublin City Centre, the N3, and the M50, the location suits those wanting suburban convenience close to urban infrastructure.
Social
6 areas- Community Involvement7/10
Situated in a mature residential area, there are strong local community ties and neighborhood structures.
- Café Culture6/10
Local amenities include neighborhood retail options, with larger café and dining scenes a short drive away at Blanchardstown.
- Nightlife5/10
Local nightlife is subdued, requiring travel into broader Dublin 15 hubs or the city center for extensive entertainment.
- Health/Wellness groups6/10
Established suburban infrastructure supports various local wellness clubs, pharmacies, and medical centers.
- Networking Opportunities5/10
While primarily residential, the site's proximity to major employment hubs provides good connectivity for professionals.
- Tech-Hub Connectivity7/10
Dublin 15 offers strong links to major business parks and technological employment centers in the wider region.
Listing information
- Agent
- Newcombe Estates
- Phone
- 01 861 4440
- Published on HouseDelve
- 7 November 2026
- Correction
- Report an issue
HD-5612B3HouseDelve · 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.