Raheny vs Clontarf: Dublin 5 Property Price Comparison 2026
A data-driven comparison of Raheny and Clontarf property prices, amenities, schools, transport, and BER ratings. Everything you need to choose between Dublin 5’s two most popular neighbourhoods.
Raheny or Clontarf? It’s the Dublin 5 question that launches a thousand Boards.ie threads. Both share a postcode, a DART line, and a reputation as solid northside family neighbourhoods — but they’re more different than people think, especially when you look at the data.
We’ve pulled the numbers from over 5,800 Dublin 5 transactions on the Property Price Register to give you an honest, data-backed comparison. No estate agent spin. Just what the numbers — and the streets — actually tell you.
The Price Gap: How Big Is It Really?
Let’s start with the headline numbers. Dublin 5 as a whole has a median price of €385,000 and annual growth of 6.8%, but that masks a significant gap between the two areas.
| Metric | Raheny | Clontarf |
|---|---|---|
| Median sale price | €375,000 | €485,000 |
| Average sale price | €392,000 | €538,000 |
| Annual price growth | 6.5% | 5.9% |
| Price per sq metre (est.) | €4,100 | €5,300 |
| Typical 3-bed semi | €380,000–€430,000 | €500,000–€600,000 |
| Typical 4-bed detached | €500,000–€600,000 | €700,000–€900,000 |
Clontarf commands a premium of roughly €110,000 at the median — about 29% more than Raheny. That gap narrows slightly for larger detached homes (where Raheny has some genuinely impressive stock on roads like Foxfield and Raheny Park) but widens dramatically for period properties and seafront addresses.
The interesting nuance: Raheny’s growth rate is faster. At 6.5% vs 5.9% annual growth, Raheny is closing the gap incrementally. This is a common pattern — more affordable areas tend to appreciate faster in percentage terms, even as the absolute gap stays wide.
What Does Your Money Actually Get You?
€400,000 in Raheny
A solid three-bed semi-detached on a mature estate — think Raheny Park, St Assam’s, or the roads around All Saints. You’ll likely get a decent garden, off-street parking, and a house built in the 1960s–70s that’s been extended at least once. Some at this price point have been recently renovated; others are what estate agents diplomatically call “an opportunity to put your own stamp on it.”
€400,000 in Clontarf
At this budget, you’re looking at a two-bed apartment or a small terraced cottage that needs work. The seafront addresses and period reds are out of reach. You might stretch to a small two-bed terrace on the Howth Road end, but you’ll be competing hard for it.
€550,000 in Raheny
Now you’re in detached territory — a four-bed on a generous site, possibly with a south-facing garden. Some of the best family homes in Dublin for the money sit in this bracket in Raheny. You’ll have change left over for a renovation.
€550,000 in Clontarf
A three-bed semi on one of the residential roads off Vernon Avenue or Castle Avenue. Solid period stock, red-brick or 1930s, in good condition. Not the seafront, but a proper Clontarf address with all the amenities on your doorstep.
Schools
Both areas are exceptionally well-served by schools — it’s one of the main reasons families gravitate to Dublin 5.
Primary Schools
| School | Area | Type | Gender |
|---|---|---|---|
| Scoil Áine | Raheny | Catholic | Girls |
| Scoil Assaim | Raheny | Catholic | Boys |
| St. Anne’s NS | Raheny | Catholic | Co-ed |
| Springdale NS | Raheny | Educate Together | Co-ed |
| Scoil Chaitríona | Clontarf | Gaelscoil | Co-ed |
| St John the Baptist | Clontarf | Catholic | Boys |
| Belgrove Senior | Clontarf | Catholic | Boys |
| Mount Temple (primary) | Clontarf | Church of Ireland | Co-ed |
Secondary Schools
| School | Area | Type |
|---|---|---|
| St. Paul’s CBS | Raheny | Boys |
| Manor House School | Raheny | Girls |
| Ardscoil La Salle | Raheny | Boys |
| Mount Temple Comprehensive | Clontarf | Co-ed |
| Scoil Chaitríona (secondary) | Clontarf | Gaelscoil co-ed |
| Belgrove College | Clontarf | Boys |
Clontarf edges it slightly on school diversity, especially with Mount Temple (one of the few non-denominational comprehensives on the northside) and Scoil Chaitríona for families wanting Irish-medium education. Raheny has more single-sex options and Springdale Educate Together for families who want a multi-denominational primary.
Both areas feed into a strong secondary catchment. Neither is going to leave you scrambling for a school place.
Transport
DART
This is where Dublin 5 punches above its weight. Both areas have excellent DART access:
| Station | Area | Time to Connolly | Time to Pearse |
|---|---|---|---|
| Raheny | Raheny | 14 min | 18 min |
| Harmonstown | Raheny border | 12 min | 16 min |
| Killester | Raheny/Clontarf border | 10 min | 14 min |
| Clontarf Road | Clontarf | 7 min | 11 min |
Clontarf Road station wins on pure commute time — it’s practically in the city centre. Raheny station is still fast, and the frequency (every 10–15 minutes at peak) makes the difference marginal in practice.
Bus
| Route | Coverage | Frequency (peak) |
|---|---|---|
| 29A | Raheny → City Centre via Killester | Every 10 min |
| 31/31A | Raheny → City Centre via Fairview | Every 15 min |
| 130 | Clontarf → City Centre via East Wall | Every 12 min |
| Dublin Bus orbital | Connects both to Drumcondra/DCU | Every 20 min |
Raheny actually has more bus options, particularly the 29A which runs frequently and connects well to the north city centre. Clontarf is more DART-dependent but that’s barely a disadvantage given the station’s location.
Cycling
Both areas benefit from the Clontarf seafront cycle path, one of Dublin’s best pieces of cycling infrastructure. From Clontarf, you’re on it immediately. From Raheny, it’s a 5–10 minute ride to reach it via Watermill Road or St Anne’s Park.
Verdict: Clontarf has a slight edge on commute times. Raheny has better bus coverage. Both are excellent by Dublin standards.
Amenities and Lifestyle
Green Space
St Anne’s Park is the jewel — 109 hectares straddling both areas, one of Dublin’s largest public parks. Rose gardens, playing fields, a weekly farmers’ market, parkrun on Saturdays. If you live in either Raheny or Clontarf, this is your park.
Clontarf adds the seafront promenade — 3km of waterfront from the Wooden Bridge to the Bull Wall. It’s genuinely beautiful, endlessly walkable, and the reason Clontarf property commands that premium. North Bull Island and Dollymount Strand are effectively Clontarf’s back garden.
Raheny has Raheny Park (the small one, not to be confused with the road) and direct access to North Bull Island from the causeway at James Larkin Road. It’s less manicured than the Clontarf seafront but arguably wilder and more interesting.
Shopping and Dining
| Amenity | Raheny | Clontarf |
|---|---|---|
| Main shopping | Raheny village (SuperValu, pharmacy, bakery) | Clontarf Road (Supervalu, cafés, restaurants) |
| Restaurants | Handful — improving | Strong — seafood, Italian, cafés |
| Coffee | Decent | Excellent |
| Nearest large shopping | Northside SC / Coolock (10 min drive) | Fairview (5 min drive/DART) |
Clontarf has a more developed food and café scene — places like Kinara Kitchen, Three Fools Coffee, and the seafront restaurants make it a destination in its own right. Raheny village is functional rather than fashionable, though it’s been improving steadily. You won’t struggle for groceries or essentials, but you might drive to Clontarf or Fairview for a nice dinner out.
BER Ratings
Energy ratings tell you a lot about the housing stock — and the likely renovation costs.
| BER Band | Raheny | Clontarf |
|---|---|---|
| A1–A3 | 8% | 5% |
| B1–B3 | 22% | 16% |
| C1–C3 | 28% | 24% |
| D1–D2 | 25% | 28% |
| E–G | 17% | 27% |
Raheny has a significantly better BER profile. The reason is straightforward: Raheny’s housing stock skews newer. More 1960s–80s builds (easier to insulate) and a higher proportion of new-build apartments and estate houses. Clontarf’s beautiful period properties — the Victorian and Edwardian terraces that command top prices — are often energy-inefficient by modern standards.
If running costs and retrofit hassle matter to you, this is a genuine advantage for Raheny. An E-rated Clontarf red-brick might cost €30,000–€50,000 to bring up to a B2, on top of the purchase premium.
Investment Perspective
| Metric | Raheny | Clontarf |
|---|---|---|
| Gross rental yield | 5.8% | 4.9% |
| Annual capital growth | 6.5% | 5.9% |
| 5-year projected appreciation | +37% | +33% |
| Typical monthly rent (3-bed) | €2,200 | €2,600 |
Raheny offers better yield and faster growth — the classic “value” buy. Clontarf delivers higher absolute rents and arguably more resilient demand (the seafront premium doesn’t evaporate in downturns). For investors, Raheny is the numbers play; Clontarf is the prestige play.
So Which Should You Choose?
Choose Raheny if:
- You’re optimising for value — more house per euro spent
- BER ratings and energy efficiency matter to you
- You want a family-sized home with a garden for under €450,000
- You don’t need to be walking distance from the seafront
- You’re investing and want the best yield
Choose Clontarf if:
- The seafront lifestyle is non-negotiable
- You value a walkable food and café scene
- Period architecture matters to you (and you’re willing to pay for retrofitting)
- Your budget is €500,000+ and you want the best possible Dublin 5 address
- Commute time shaving of 5–7 minutes matters
The honest answer: Both are excellent. Dublin 5 is one of the most liveable postcodes in the city, and the difference between Raheny and Clontarf is smaller than the gap between either of them and most other Dublin districts. You won’t go wrong with either — but you’ll go wrong if you stretch your budget to buy in Clontarf when you could be comfortable in Raheny.
Explore the full data for both areas on Dublish: Raheny → | Clontarf →