Woodbine, 16 St Clare's Avenue, Harold's Cross, Dublin 6WD6WV403
€695,000
3 Bed~1 Bath~77 m²~BER D
What you'll like:
- Rare detached format: Featuring a fully detached structure in this mature neighborhood provides enhanced privacy and less noise transmission compared to neighboring terraced homes.
- Long-term ownership care: Maintained by the same owners for twenty-six years, indicating a well-cared-for home with consistent upkeep and stability throughout the decades.
- Quiet cul-de-sac setting: Positioned at the end of a peaceful dead-end street, reducing local vehicle traffic and enhancing safety for residents.
- Adjacent park proximity: Situated directly next to Harold's Cross Park, offering immediate access to green space, recreational amenities, and a pleasant local atmosphere.
- Private rear garden: Includes an enclosed outdoor area suitable for dining and relaxing, which adds valuable private sanctuary space in this urban location.
- Detached rear garage: Features a standalone garage with double doors accessed via the rear lane, providing secure vehicle storage or excellent workshop potential.
- Laneway vehicle access: Provides additional parking flexibility via the rear laneway, supplementing the available street parking options for residents and visitors.
- Walking distance canals: Located just south of the Grand Canal, allowing comfortable pedestrian access into the heart of Dublin city centre.
- Vibrant village access: Surrounded by popular neighborhoods including Portobello, Rathmines, Ranelagh, and Rathgar, offering extensive dining, shopping, and social options.
- Strong public transport: Well served by multiple nearby bus routes, ensuring fast and reliable commutes to the city center and surrounding suburban employment hubs.
- Established educational options: Positioned close to a wide selection of highly regarded primary and secondary schools, making it ideal for growing families.
- Cozy living room stove: Equipped with a solid-fuel stove in the main reception room, creating a warm focal point and efficient supplementary heating during winter.
- Functional utility space: Includes a dedicated utility area separate from the kitchen, keeping laundry appliances organized and providing direct access to the garden.
- Built-in storage solutions: Features practical built-in wardrobes in the main bedrooms, maximizing floor space and providing immediate convenience for new occupants.
- Character original flooring: Retains original wooden flooring in several rooms, adding period charm and aesthetic warmth that modern synthetic alternatives cannot replicate.
- High bedroom ceilings: Boasts elevated ceilings in the front double bedroom, enhancing the sense of volume, natural light, and airy proportions.
- Window shutter fittings: Equipped with fitted window shutters on key windows, offering both stylish privacy control and effective light reduction.
- Gas-fired central heating: Fitted with a gas-fired central heating system, ensuring responsive and easily controllable warmth throughout the entire living accommodation.
- Compact manageable footprint: Offering seventy-seven square meters of floor area, providing an easily manageable cleaning and maintenance routine for busy buyers.
- Established residential community: Located within a mature and highly regarded neighborhood, supporting long-term property desirability and stable community appeal.
But keep in mind:
- Subpar energy rating: Carries a D energy rating with a high performance indicator, indicating that the building envelope may require significant thermal upgrades to reduce utility bills.
- Modest floor area: Measuring only seventy-seven square meters, the overall interior space is relatively compact for a three-bedroom layout and may feel tight for growing families.
- Single bathroom limitation: Provides only one bathroom for the entire household, which could create morning bottlenecks and inconvenience for families or guests.
- Compact bathroom sizing: The sole bathroom measures just over one and a half square meters, leaving very little room for maneuver or additional fixtures.
- Small single bedroom: The third bedroom is quite compact at just over two by two and a half meters, limiting its utility primarily to a nursery or home office.
- Potential insulation needs: Given the D energy rating, buyers should budget for potential attic and wall insulation improvements to enhance comfort and lower emissions.
- Dated window efficiency: The presence of older window styles or shutters suggests a buyer should inspect double glazing seals and thermal performance closely.
- Heating system age unknown: The gas boiler and heating infrastructure age is unverified, meaning a replacement might be necessary soon after purchase.
- Electrical fuseboard inspection: The entrance hall houses the fuseboard, and a thorough electrical survey should be conducted to ensure current safety standards are met.
- On-street parking reliance: Front parking is strictly on-street, which can lead to availability issues and competition with neighbors or park visitors.
- Laneway security concerns: Rear laneway access introduces potential security vulnerabilities, requiring buyers to verify the robustness of garage and gate locks.
- Potential damp risks: Older detached properties can be susceptible to dampness around external walls, necessitating a careful inspection of sub-floor ventilation and drainage.
- Limited kitchen dining space: The kitchen and breakfast room is moderately sized, which may restrict large dining tables or extensive culinary equipment arrangements.
- Roof structure evaluation: Prospective buyers should commission a detailed survey to check the condition of the roof timbers, tiles, and flashing given the property age.
- Plumbing system check: Older pipework and fixtures throughout the house should be professionally examined to rule out hidden leaks or restricted water pressure.
- Potential extension costs: Buyers hoping to expand the compact footprint will face significant planning and construction expenses within conservation constraints.
- Urban traffic noise: Proximity to busy commuter routes and park amenities may introduce ambient traffic or pedestrian noise during peak hours.
- Storage limitations: Aside from the garage and built-in wardrobes, internal storage options are relatively sparse, requiring careful decluttering by future occupants.
- Ventilation verification: Buyers should investigate the adequacy of mechanical and natural ventilation in utility and bathroom areas to prevent moisture buildup.
- Renovation capital requirement: To bring the D-rated energy profile and interior finishes up to modern luxury standards, a substantial renovation budget should be anticipated.
Price positioning
?
- The asking price appears slightly ambitious relative to recent comparable transactions in the immediate surrounding area, reflecting strong demand for detached urban properties.
- Upward valuation signals stem from the rare offering of a fully detached footprint in a mature neighborhood, complemented by a private rear garden and a detached garage.
- Potential factors that could undermine this pricing level include the moderate energy rating and compact overall floor area requiring future efficiency and layout modernization.
- Conversely, supporting factors involve the highly sought-after location near urban parks and villages, ensuring sustained buyer interest despite current market fluctuations.
Build Analysis
What we know from similar construction types
- The property is a fully detached three-bedroom residence spanning approximately 77 m², featuring a traditional layout with a separate living room, kitchen/breakfast room, utility space, and a single family bathroom.
- A detached garage (approx. 5.67m x 3.60m) is located at the rear with access to a laneway, offering potential for storage or future adaptation subject to planning and compliance checks.
- Given the property's age and mature setting, a buyer should investigate the condition of the roof, windows, electrical systems, and plumbing, as well as verify the efficiency of the gas-fired central heating system.
- Buyers should check local planning policies regarding any potential extensions or modifications, particularly concerning the footprint, rear garden space, and rear laneway access.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a BER rating of D, indicating that the energy performance is relatively inefficient and likely requires substantial upgrades to achieve a modern standard of energy efficiency.
- A comprehensive deep retrofit to bring a property of this size (77 m²) up to a high BER rating (such as A or B) typically ranges from €40,000 to €60,000 or more.
- Estimated costs would cover external wall insulation or internal dry-lining, upgrading windows and external doors, roof insulation, modernizing the heating system with a heat pump or high-efficiency boiler, and installing mechanical ventilation where necessary.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,600 to €2,100.
- Explanation: Based on a floor area of 77 m² and a BER rating of D, the energy efficiency indicates higher heat loss compared to modern homes, resulting in a higher gas-fired central heating consumption profile for an average occupant.
Pollution Safe
8/10Environmental situation to investigate
- The area is primarily residential and established, showing little apparent proximity to heavy industrial pollution or active major landfills.
- Any historical urban industrial or waste concerns are typical of inner-suburban Dublin and should be verified via local authority environmental records if specific risks are suspected.
Flood Safe
7/10Water overflow reports to follow up
- The property is located a short distance south of the Grand Canal, making it sensible for prospective buyers to review official OPW drainage and flood maps for historical or localized risks.
- The general topography of Harold's Cross is relatively flat, and buyers should verify site-specific flood resilience with a qualified surveyor.
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 Harold S Cross area
5 CORRIB RD, TERENURE, DUBLIN 6W
- Sale date
- Declared sale price
- €650,000.00
105 LARKFIELD GARDENS, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €702,000.00
25 WESTFIELD RD, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €1,255,000.00
63 CYPRESS GROVE RD, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €700,000.00
41 COLLEGE PARK, TERENURE, DUBLIN 6W
- Sale date
- Declared sale price
- €896,500.00
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 €6,950 to €69,500 depending on whether it is a first-time buyer or standard residential rate (1% to 2% for properties under €1 million, or up to 10% for non-residential/multiple purchases, though standard residential applies 1% on the first €1 million).
- Solicitor legal fees: Approximately €1,500 to €3,000 plus VAT and outlay costs.
- Land registration fees: Approximately €400 to €800 depending on the registry type and value.
- Property valuation fees: Approximately €150 to €300.
- Surveyor fees: Approximately €500 to €1,200 depending on the level of detail required for the detached 77 m² property.
- Annual home insurance: Approximately €400 to €800 depending on the policy coverage and location.
Forum Talk
What people are saying about this area
- Residents frequently highlight Harold's Cross as a highly walkable and desirable neighborhood due to its proximity to the Grand Canal and local parks.
- Community discussions often mention the vibrant café and restaurant culture in neighboring areas like Rathmines, Ranelagh, and Portobello.
- Local forums note that public transport links, including various bus routes into Dublin city centre, are generally reliable and convenient.
- Parking and traffic calming measures in the narrower residential cul-de-sacs and laneways are occasional topics of interest among locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property is located in a quiet cul-de-sac adjacent to Harold's Cross Park and close to local schools, making it safe and convenient for young families, though the home's 77 m² floor area is relatively compact.
- Teenagers6/10
Proximity to the city centre and numerous nearby schools is great for teenagers, but the single bathroom and modest overall square footage may feel a bit tight for growing families.
- Multi-generational Living4/10
With three bedrooms, a single bathroom, and 77 m² of space, accommodating multiple generations comfortably would be challenging without significant reconfiguration.
- Single Buyers8/10
A detached three-bedroom home in a mature residential setting close to Dublin city centre offers fantastic long-term potential for a single buyer looking for their own space.
- Couples9/10
An ideal setup for couples wanting a peaceful neighborhood close to vibrant villages like Rathmines, Ranelagh, and Portobello, complete with a private rear garden and detached garage.
- Empty Nesters8/10
The manageable size, single-level utility access, and low-maintenance layout suit empty nesters looking to downsize while staying close to urban amenities.
- Retirees7/10
The property offers great single-floor convenience and proximity to local parks and healthcare access, though buyers should verify if aging-in-place modifications are needed given the stairs and compact bathroom.
Work
3 areas- Remote Working7/10
The third bedroom or living areas can easily double as a home office, though buyers should verify broadband speeds in the area.
- Hybrid Commuting9/10
Served by numerous bus routes and positioned within walking distance of the city centre, making hybrid commuting exceptionally straightforward.
- Retired8/10
A peaceful cul-de-sac location close to parks, local amenities, and public transport makes this very appealing for retirees.
Practical
8 areas- Ageing in Place6/10
The home is well-maintained, but features a second-floor layout with bedrooms upstairs and a single downstairs bathroom, which may require adaptation over time.
- Low Maintenance7/10
A manageable 77 m² detached footprint and private rear garden mean lower upkeep, though buyers should note the D BER rating which may prompt energy-efficiency upgrades.
- Secure Gated Entry3/10
The property features on-street parking and rear laneway access rather than a private gated security entrance.
- Minimalist Design6/10
Traditional layout with character features like original wood flooring and built-in joinery, which can be adapted to a minimalist aesthetic.
- Flexible Floor Plans5/10
A standard three-bedroom detached layout with defined room boundaries and a detached garage offering extra versatility.
- Heritage Home6/10
Located in a mature residential setting with traditional touches like high ceilings and original wood flooring, though not a listed protected structure.
- Ecological Setup4/10
Currently has a D BER rating, meaning a buyer may want to investigate energy retrofitting to improve thermal efficiency.
- Outdoor areas8/10
Enhanced by a private rear garden ideal for outdoor dining and entertaining, plus a detached garage and rear laneway access.
Interests
9 areas- Gardening6/10
Features a private rear garden providing a pleasant outdoor space for container planting, flowers, or a modest home garden project.
- Walking9/10
Adjacent to Harold's Cross Park and within walking distance of the Grand Canal and multiple popular Dublin city villages.
- Gym7/10
Good general accessibility to urban facilities, though buyers should verify local fitness clubs in the surrounding Harold's Cross and Rathmines areas.
- Cycling8/10
Flat urban terrain and proximity to canal pathways make cycling into Dublin city centre fast and convenient.
- Golf5/10
While centrally located, golfers will need to travel slightly further afield to reach the nearest established golf clubs in south Dublin.
- Fishing3/10
Limited direct fishing opportunities nearby, though the Grand Canal is a short walk away for casual angling enthusiasts.
- Horse Riding2/10
An intensely urban and suburban environment with no equestrian facilities directly nearby.
- Water Sports3/10
Inland location with no immediate access to water sports facilities, aside from potential rowing clubs further down the canal or river.
- Entertaining8/10
The private rear garden, comfortable living room, and well-proportioned kitchen/breakfast room provide great spaces for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Positioned at the end of a quiet cul-de-sac adjacent to Harold's Cross Park, providing a peaceful residential atmosphere away from heavy through-traffic.
- Rural Living1/10
This is an established urban residential setting in Dublin 6W with immediate city access, offering zero rural characteristics.
- Village Living9/10
Situated within walking distance of Harold's Cross and close to the vibrant villages of Portobello, Rathmines, Ranelagh, and Terenure with local cafés and shops.
- Coastal Living2/10
Located inland in a suburban Dublin neighborhood with no immediate proximity to the coastline.
- Urban Living9/10
Exceptional urban connectivity just south of the Grand Canal, placing Dublin city centre within comfortable walking distance.
Social
6 areas- Community Involvement7/10
Located in a mature, established residential setting with an active local community around Harold's Cross Park.
- Café Culture9/10
Surrounded by an abundance of local cafés, shops, and restaurants across Harold's Cross, Rathmines, and Ranelagh.
- Nightlife8/10
Easy access to pubs and restaurants in the immediate neighborhood and a short distance to Dublin city centre nightlife.
- Health/Wellness groups8/10
Proximity to parks, community hubs, and surrounding urban amenities supports local pilates & stretching, yoga, and wellness activities.
- Networking Opportunities8/10
Close proximity to Dublin's commercial and professional core ensures strong networking potential for working professionals.
- Tech-Hub Connectivity8/10
Central Dublin location offers seamless connection to the city's major tech employers and hubs.
Listing information
- Agent
- Sherry FitzGerald Terenure
- Phone
- 01 490 7433
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-AE9B1EHouseDelve · 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.