13 Belton Park Gardens, Grace Park, Dublin 9, D09 X6K8
House · 3 bed · 104 m² · BER C · €485,000
A few things
Compiled independently from public records, cross-referenced against the original sale listing. We have no part in the sale of this property. This is an automated summary of public data and a computer-vision reading of the exterior — not a valuation or a survey.
On the market 12 daysAsking below our fair value
A few things
“Grand, bar a few jobs.”
Normal for its age. Budget for the work and you are fine. We could only check 4 of 6 sources for this address, so treat this as provisional.
13 Belton Park Gardens, Grace Park from the outside — condition & kerb appeal
An automated reading of Google Street View and satellite imagery at this address. It sees only the outside, and it is a machine's view — treat it as a prompt for your surveyor, not a substitute.
Street viewFrom above
Exterior read
This property is a traditional two-storey mid-terrace residential dwelling situated on Belton Park Gardens. It features a pebble-dash/roughcast facade, modern replacement fenestration, a compact front garden, and an elongated rear garden typical of mid-20th-century suburban developments.
▲ What stands out
Generous rear garden offering substantial private outdoor space and strong potential for a rear ground-floor extension (subject to planning).
Modern uPVC double-glazed windows and front door, providing baseline thermal retention and sound insulation.
Mid-terrace configuration inherently reduces heat loss through shared party walls compared to detached homes.
Located in an established, quiet residential neighborhood (Belton Park Gardens) with mature surroundings.
External roughcast render and visible roofline appear structurally straight with no obvious major facade sagging from the street view.
▼ Watch for
No dedicated off-street driveway parking, requiring reliance on on-street parking.
Dense vegetative overgrowth and heavy ivy from the neighboring property encroaching close to the roofline and party boundary.
Overhead utility lines and adjacent telegraph pole present near the front boundary, affecting streetscape aesthetics.
Shared chimney stacks and party roof valleys necessitate joint maintenance agreements with adjoining owners.
Mid-century building fabric likely requires modern energy efficiency retrofits (e.g., attic/wall insulation, heating system upgrades).
02Price & comparables
What 13 Belton Park Gardens, Grace Park costs, and how the price compares
Asking price
€485,000
Prior sale
Not on record
No earlier sale of this exact home on the Register
Our estimated real value
€443,000
Likely range €399,000 – €487,000
Built from recent sold prices on the Property Price Register (last 12 months, index-adjusted to today) and comparable homes currently for sale, compared on a € per m² basis for this home's 104 m². An estimate, not a formal valuation.
Asking price vs comparable homes High confidence
Priced higherAbout rightPriced lower
The asking price sits below our fair-value estimate.
Based on comparable homes on the market now — beds, size, BER, type and area. Our estimate for a home like this is around €443,000 (€399,000–€487,000). Estimates at this confidence land within 20% of the sale price about 72% of the time.
This compares the asking price only. It cannot see condition, interior, garden or aspect — a home priced low may need work. Use it to shortlist, not to decide. Our price model is typically within ~18%, so treat the range, not the midpoint, as the signal.
Price trend — Dublin
▲ 5%1 year
▲ 22%3 years
▲ 36%5 years
Change in the CSO Residential Property Price Index for Dublin, to May 2026. A regional trend, not this exact home.
Bid coach — where to pitch your offer
Our estimate — likely to sell for€439,000–€487,000Priced in line with fair value — likely to close near the asking.
Open around€387,000
Fair value€399,000–€487,000
Needs modernisation — the listing flags work to do, so our fair value sits lower. A low price here reflects the work, not a bargain — budget for the refurbishment on top.
Based on wording in the agent's description.
Price per m²€4,663/m² here vs €5,500/m² typical across 18 comparable homes for sale in Dublin 9
Fair value blends our price model with the price per m² of 18 comparable homes for sale; the asking is 9% above its midpoint. Homes in Ireland often sell over asking in strong areas, so the top of the range is fair value, not a ceiling. A guide for your negotiation, not a valuation — the right bid also depends on how much you want it and what you can borrow.
What it costs to own — about €2,030–€2,259/month
Mortgage€1,830–€2,05980–90% deposit · 3.9% · 30 yr
Measured at this address's small area, not the county — grouped into the environment around the home, the community, and getting around.
Environment
Flood risk
Minimal
This property is not within any mapped OPW flood extent (CFRAM, NIFM or NCFHM).
Water quality
Moderate
Grand Canal Basin (Liffey and Dublin Bay) — Not at risk.
Broadband
Commercial
This property is in a commercial broadband area where high-speed broadband is already available from multiple providers (e.g., Eir, Virgin Media, SIRO, Vodafone). Fibre or cable broadband options are typically available.
Energy ratings nearby
D2
Median of 40 certificates, 41% of 97 homes in this small area.
Radon risk
Lower area
Dublin is not a designated High Radon Area — but any home can be affected. Radon maps to a 10 km grid, so check the exact address on the EPA radon map; a home test costs about €50.
Community & services
Liveability index
85/100
A blend of this report's own signals — safety, walkability, transport, broadband, affluence and flood. A rough summary; read the detail below.
Affluence
Affluent
Pobal Deprivation Index for GRACE PARK, 10.8 vs a national average of 0.
Schools within reach
0 primary
No schools mapped in the immediate area — expect a drive to the nearest town.
Healthcare nearby
0 GPs
No GPs or pharmacies mapped nearby — the nearest are likely in the closest town.
No bus or rail stops mapped in the immediate area — a car is likely essential here.
Nearest Garda station
Clontarf Garda Station
1.4 km
04Before you bid
What we found against this address
Each finding is drawn from a named public dataset and checked at this property's exact location, not the estate or the town.
Worth knowing€4.5k–€14.5k
BER C — reasonable, short of the green-rate threshold
Comfortable enough, but under the B3 most lenders want for a green mortgage discount. The discount is modest (roughly 0.1–0.35 points) but the comfort gain is real.
Do this Ask what would get it to B3 and price that against the rate saving.
SEAI BER register · Net of SEAI grants. Gross before grants roughly €8k–€21k.
Worth knowing
Nearest monitored water body rated Moderate
Below good status under the Water Framework Directive. This matters most if the property draws well water or backs onto the watercourse.
Do this Establish whether the supply is mains or a private well, and test the well if so.
EPA water quality
05Energy & upgrade
BER C — running costs and the upgrade to a green rating
Personalised to this property. Everything in this section is worked out from this home’s own BER of C, as published on its Building Energy Rating certificate, and its actual floor area of 104 m² — not an area average, and not a typical-home estimate.
ABCCDEFG
This home is rated C. Comfortable enough, but under the B3 most lenders want for a green mortgage discount. The discount is modest (roughly 0.1–0.35 points) but the comfort gain is real.
Home energy upgrade — to a B2 (green-mortgage) rating
Indicative measures and costs to bring this 104 m² home to a B2 (green-mortgage) rating, using current SEAI grant amounts. Contractor-dependent — a guide for budgeting, not a quote.
Net cost after grants
€5,100
SEAI grants available
−€4,000
Target rating
B2
Measure
What it does
Cost
SEAI grant
Net
Attic top-up insulation
Brings attic insulation up to current standard
€1,400
−€1,500
€0
Heating controls
Zoning and timers cut waste (fully grant-funded)
€700
−€700
€0
Solar PV panels
Generates your own electricity, cutting bills
€7,000
−€1,800
€5,200
Total after grants
€9,100
−€4,000
€5,100
Reaching a B2 rating unlocks green-mortgage rates (roughly 0.2–0.5% lower) and lifts resale value. SEAI grants shown at current rates; costs vary by contractor and a technical survey. You can apply through SEAI's One Stop Shop scheme.
06Aspect
NE-facing garden — aspect & light
NE-facing rear garden
Limited - Garden may be shaded for much of the day. Derived from the building's orientation on the map.
2 things we could not check
Nearby planning applications could not be checked.
Crime figures could not be matched to this area.
07Before you sign
Your pre-contract checklist
19 items, 9 of them must-do, tailored to what we found here. Budget roughly €3.5k–€7.0k for the paid ones.
S
Get your surveyor to
3 items
Commission a pre-purchase survey from a chartered building surveyormust · €500–€1.1k
The most important spend before you sign, and the only thing that examines the actual fabric of the building. Nothing in an online report replaces it.
Get a SEAI Home Energy Assessment and a retrofit quoteshould · €180–€300
Turns a vague "needs work" into a real number you can bid against.
Ask whether the ground floor has been tested for pyrite (IS 398)should · €400–€900
Relevant for homes built in the Leinster region during the 2000s boom.
§
Get your solicitor to
4 items
Instruct a solicitor for title, planning and local authority searchesmust · €2.2k–€4.5k
Confirms the seller owns what they are selling and that everything built has permission.
Get Certificates of Compliance with planning and Building Regulations for any extension or attic conversionmust
Unauthorised work can block your mortgage and becomes your problem the day you close.
Check the Local Property Tax band is correctly declared and paid upmust
An under-declared band follows the property to you, not the seller.
Confirm the boundaries on the title map match what you were shownshould
Boundary disputes are slow, expensive and surprisingly common.
?
Ask the seller or agent
4 items
Ask for the BER certificate and the advisory report that goes with itmust
The advisory report lists the specific upgrades recommended for this house.
Ask why they are selling and how long they have owned itmust
Free, and it tells you more about the property and your negotiating room than any document.
Check the BER certificate has not expiredshould
A BER lasts ten years. An expired cert will not support a green mortgage rate application.
Ask whether the property has ever flooded, and about any insurance refusalsshould
A seller need not volunteer problems, but must not misrepresent when asked. So ask, in writing, through your solicitor.
👁
Do this on your viewing
5 items
View a second time at a different time of daymust
Traffic, noise, parking and light all change. Most buyers only ever see a house once.
Look for Japanese knotweed in the garden and along boundariesshould
It is a genuine mortgage blocker in Ireland, and treatment runs for several years.
Run every tap, flush every toilet, open every windowshould
Water pressure, drainage and rotten frames are expensive and easy to miss in a ten-minute viewing.
Get into the attic and look under the stairsshould
Insulation depth, damp and the age of the wiring are all visible where nobody looks.
Do a radon test if you buy, or ask if one has been doneworth it · €30–€50
Ireland is a European radon hotspot. Testing is cheap and remediation is usually straightforward.
€
Sort with your lender or broker
3 items
Confirm your approval covers this specific property and pricemust · €150–€200
Approval in principle is not a loan offer. The lender still has to value and approve this house.
Budget for stamp duty and check what other costs land at closingmust
Stamp duty is 1% up to €1m, 2% between €1m and €1.5m, and 6% above that. It is the largest cost buyers forget, and on a new build it is charged on the price excluding VAT.
Ask your broker what the rate would be at B3, and about the Home Energy Upgrade Loanworth it
The green discount plus a low-rate upgrade loan can cover a good share of the work.
Financing
What can you borrow for this house?
We compare live rates from ten Irish lenders, including the green rates a B3 or better unlocks. See what this home would cost you each month.
13 Belton Park Gardens, Grace Park: your questions answered
How much is 13 Belton Park Gardens, Grace Park?
13 Belton Park Gardens, Grace Park is for sale at an asking price of €485,000.
Is 13 Belton Park Gardens, Grace Park at risk of flooding?
This property is not within any mapped OPW flood extent (CFRAM, NIFM or NCFHM).
What is the BER of 13 Belton Park Gardens, Grace Park?
The listing gives a BER of C. The median rating across 97 homes in the same small area is D2.
What condition is 13 Belton Park Gardens, Grace Park in?
This property is a traditional two-storey mid-terrace residential dwelling situated on Belton Park Gardens. It features a pebble-dash/roughcast facade, modern replacement fenestration, a compact front garden, and an elongated rear garden typical of…
What should I check before bidding on 13 Belton Park Gardens, Grace Park?
9 items are marked must-do, including a pre-purchase survey and your solicitor's searches. Budget roughly €3.5k–€7.0k for due diligence.
