1 Seapoint Manor, 4 Seapoint Avenue, Blackrock, Co. Dublin, Blackrock, County Dublin
€1,350,000
2 Bed~2 Bath~147 m²
What you'll like:
- Historic period charm: The property forms part of a historic circa 1810 Georgian residence, offering unique architectural character that appeals to buyers seeking traditional elegance.
- Generous floor area: Spanning 147 square metres across two floors, the home provides exceptional living space and proportions that are rarely found in standard two-bedroom properties.
- Impressive ceiling heights: High ceilings throughout enhance the sense of volume and grandeur, creating a bright and airy atmosphere that complements the classical interior detailing.
- Decorative architectural features: Ornate ceiling cornicing, striking wall mouldings, and a handsome feature fireplace add authentic period authenticity and visual interest to the main reception rooms.
- Striking staircase design: A sweeping staircase with a polished timber handrail serves as a memorable focal point in the generous reception hall, elevating the home's interior appeal.
- Bright adjoining conservatory: The sunlit conservatory provides a lovely versatile space for dining or relaxing, featuring extensive glazing that floods the main living quarters with natural light.
- Practical kitchen layout: The well-equipped kitchen boasts classic cream cabinetry and a central island, offering ample storage and a functional connection to the adjacent living areas.
- Convenient guest amenities: A ground-floor guest WC adds everyday practicality and convenience for residents and visitors alike, avoiding the need to use upstairs facilities.
- Generous main bedroom suite: The spacious primary bedroom features built-in fitted wardrobes and a private en suite shower room, creating a comfortable private retreat for the homeowner.
- First-floor balcony feature: An upper-level balcony provides a private outdoor vantage point overlooking the shared courtyard, enhancing the connection between indoor and outdoor spaces.
- Gated courtyard setting: The secure gated courtyard offers an attractive approach with gravelled paths, paved seating zones, and established planting, creating a quiet sanctuary.
- Desirable coastal location: Situated in Blackrock within easy reach of the seafront, the address allows residents to enjoy scenic coastal walks and swimming opportunities at nearby Seapoint.
- Proximity to DART services: Nearby public transport connections provide efficient rail access directly into Dublin city centre and along the scenic coastline, benefiting daily commuters.
- Village amenities nearby: Blackrock village is within convenient walking distance, offering an excellent selection of local shops, cafés, restaurants, and everyday essential services.
- Dining and leisure options: The close proximity to both Blackrock and Monkstown ensures residents have access to a vibrant culinary scene and diverse recreational facilities.
- Stable asking price: The tracked listing history shows a stable asking price of €1,350,000 without recent downward adjustments, indicating firm vendor pricing expectations in the current market.
- Rare market opportunity: Properties combining historic Georgian proportions with modern coastal convenience seldom become available in this specific location, making it a unique acquisition.
- Well-proportioned secondary spaces: The layout includes a separate main bathroom serving the remaining accommodation, ensuring balanced living arrangements for occupants or visiting guests.
- Seamless indoor-outdoor flow: The integration between the conservatory, kitchen, and gated courtyard creates an inviting environment that is well-suited for hosting guests or relaxing outdoors.
- Substantial square meterage value: At 147 square metres for a two-bedroom layout, the cost per square metre reflects expansive room sizes compared to typical modern apartment developments.
But keep in mind:
- Exempt BER status: The property is listed as BER exempt, which is common for historic period buildings, but buyers should investigate potential energy efficiency and insulation upgrades.
- Limited bedroom count: Despite having a very large floor area of 147 square metres, the residence only provides two bedrooms, which may not suit families needing more sleeping quarters.
- Potential listed building restrictions: As a historic circa 1810 property, buyers should verify if any local conservation restrictions or preservation orders apply to future alterations or maintenance.
- Shared courtyard management: Prospective buyers should check the formal management structure, service charges, and maintenance responsibilities associated with the shared gated courtyard and common areas.
- High capital outlay: The substantial asking price of €1,350,000 places this property in a premium tier, requiring careful financial due diligence regarding mortgage approval and stamp duty costs.
- Single-glazed historic windows: Tall period windows may lack modern double glazing, meaning buyers should budget for potential acoustic and thermal insulation improvements where permitted.
- Potential maintenance liabilities: Older period structures often require specialized ongoing maintenance for stonework, roof integrity, and traditional timber joinery, which can involve higher repair costs.
- Parking arrangements uncertainty: The listing details do not explicitly confirm dedicated parking bays within the gated courtyard, so buyers must verify vehicle parking rights and availability.
- Limited storage versatility: While room proportions are grand, the two-bedroom layout heavily prioritizes reception space over functional utility rooms, pantries, or extensive attic storage.
- Conservation heating limitations: Upgrading the heating system in a protected or historic structure can be complex, and buyers should inspect the current boiler efficiency and radiator setup.
- Potential damp issues: Ground-floor rooms in older coastal structures should be thoroughly checked for rising or penetrating damp by a qualified surveyor during the pre-purchase phase.
- Courtyard privacy concerns: A shared gated courtyard setup may result in shared foot traffic and reduced outdoor privacy directly outside the conservatory and ground-floor windows.
- Lack of private garden: The property relies entirely on a shared courtyard setting rather than offering a private enclosed rear garden, which may deter buyers with pets or children.
- Staircase accessibility: The multi-level layout featuring a sweeping staircase and an upstairs balcony may present long-term mobility challenges for buyers planning to age in place.
- Bathroom to bedroom ratio: Having only two bathrooms for large rooms might feel restrictive for guests, though the en suite and main bathroom provide adequate baseline facilities.
- Vendor pricing firmness: The lack of downward price movement in the recorded history suggests the seller is currently holding a firm position, which may limit initial negotiation margins.
- Acoustic insulation in period builds: Older dividing walls and shared structures in historic conversions can sometimes transmit sound between neighboring units, requiring acoustic investigation.
- High ongoing insurance costs: Insuring a historic property with period architectural features can sometimes attract higher premiums, and buyers should obtain preliminary insurance quotes early.
- Ventilation in conservatory: Large glazed structures can experience significant temperature fluctuations, so buyers should inspect the ventilation and shading provisions within the conservatory.
- Plumbing and wiring age: Buyers must verify whether the electrical wiring and plumbing infrastructure have been updated to modern standards during any past refurbishment works.
Price positioning
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- The asking price of €1,350,000 for a 147 square metre period residence appears somewhat ambitious when compared against wider regional transaction benchmarks, reflecting a premium for its historic character and prime coastal setting in Blackrock.
- Valuation signals are driven by the property's unique architectural features, high ceilings, and desirable proximity to the seafront and DART services, though the limited number of direct two-bedroom period equivalents introduces pricing uncertainty.
- Support for this price point relies heavily on sustained affluent buyer demand for niche period properties in south Dublin, whereas potential factors that could undermine it include the absence of a standard BER rating and competition from modern alternatives.
- The asking price has remained stable without recorded reductions since tracking began, suggesting the selling agent is currently testing buyer resilience at the top end of the local niche market before considering negotiation headroom.
Build Analysis
What we know from similar construction types
- The property is an elegant two-bedroom period residence dating from circa 1810, forming part of historic Seapoint Manor.
- Features period architectural detailing including impressive proportions, high ceilings, decorative cornicing, wall mouldings, tall windows, and a sweeping staircase.
- Layout spans two floors and includes a living room, conservatory, kitchen, guest WC, two bedrooms (main en-suite), a separate bathroom, and a first-floor balcony.
- A buyer should investigate the conservation status of the building, as historic properties often carry restrictions regarding alterations, maintenance, and energy efficiency upgrades.
- It is advisable to check the structural condition of older elements such as the roof, timber framing, and sash windows, along with verifying management company arrangements and service charges for the gated courtyard.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 to 2,500 euro.
- This estimate is based on the 147 square metre floor area and the period nature of the property, which features high ceilings and older architectural characteristics that may impact thermal efficiency compared to modern builds.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The setting is close to the coastline at Seapoint, meaning buyers should investigate potential coastal weather or extreme tide considerations.
- The general elevation of the immediate neighbourhood suggests a low to moderate baseline flood risk, though official local authority flood maps should be checked for exact site-specific details.
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 Blackrock area
DAWSON LODGE, CROSS AVE, BLACKROCK
- Sale date
- Declared sale price
- €2,300,000.00
18 SHANDON PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €960,000.00
2 MOUNTBROOK, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €475,000.00
APT 3 FRASCATI HALL, SWEETMANS AVE, BLACKROCK
- Sale date
- Declared sale price
- €550,000.00
1A ARDMEEN PARK, BLACKROCK, COUNTY DUBLIN
- Sale date
- Declared sale price
- €1,000,000.00
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: €17,000 — 1% of €1,000,000 + 2% of €350,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays, depending on the complexity of the purchase.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage or independent valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required for a period property.
- Annual home insurance: approximately 500 to 1,200 euro per year depending on the policy coverage and specific location risks.
Forum Talk
What people are saying about this area
- Residents frequently discuss the charm and historical significance of period properties along Seapoint Avenue in Blackrock.
- Local forums highlight the exceptional convenience of the area, noting the close proximity to both Blackrock village and Monkstown dining options.
- Commuters often share positive feedback regarding the easy access to DART services for swift travel into Dublin city centre.
- Coastal amenities, particularly swimming spots and scenic walking routes around Seapoint, are regularly praised by locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features two spacious bedrooms and an enclosed courtyard, but the historic layout, period features, and proximity to the coast mean buyers with young children should verify if the internal configuration and staircases suit their daily needs.
- Teenagers6/10
With two generous bedrooms and convenient DART access to city schools and amenities, teenagers will appreciate the independence, though storage and shared bathroom arrangements should be assessed.
- Multi-generational Living3/10
Spread over two floors with two bedrooms and specific period architectural constraints, this home is less suited for multi-generational living arrangements that require distinct, private wings.
- Single Buyers7/10
An elegant period residence offering considerable character and manageable proportions, though the asking price of €1,350,000 sits at a premium tier for single occupants.
- Couples9/10
Exemplary fit for couples seeking a sophisticated coastal home with a large living room, conservatory, and excellent entertaining spaces close to Blackrock village.
- Empty Nesters8/10
Offers single-level living elements on the ground floor with a conservatory and courtyard, though buyers should verify long-term suitability given the two-story layout and upper bedrooms.
- Retirees7/10
The gated courtyard setting and proximity to coastal walks and DART services appeal greatly to retirees, though the presence of stairs to the bedrooms requires consideration for ageing in place.
Work
3 areas- Remote Working8/10
Generous room proportions and historic character provide inspiring spaces for home offices, though buyers should verify broadband connectivity.
- Hybrid Commuting9/10
Superb convenience with nearby DART services providing fast and reliable connections into Dublin city centre for hybrid workers.
- Retired7/10
Well-suited for retirees seeking a low-maintenance historic home close to amenities, medical services, and transport links.
Practical
8 areas- Ageing in Place5/10
While the ground floor features a spacious reception hall, living room, and guest WC, the bedrooms are located upstairs, requiring verification for long-term mobility needs.
- Low Maintenance7/10
The gated courtyard and apartment-style managed feel of a historic conversion reduce heavy garden upkeep, though period property upkeep should be factored in.
- Secure Gated Entry9/10
Features an attractive gated courtyard setting that enhances privacy and security for residents.
- Minimalist Design3/10
Characterised by classic Georgian architecture, high ceilings, decorative cornicing, and wall mouldings rather than stark minimalist aesthetics.
- Flexible Floor Plans6/10
Arranged over two floors with distinct reception rooms, a conservatory, and an adjoining kitchen offering functional flow, though structural walls reflect its c. 1810 heritage.
- Heritage Home10/10
Forms part of historic Seapoint Manor, dating from circa 1810, offering authentic Georgian architectural detailing, high ceilings, and striking period features.
- Ecological Setup4/10
As a historic period property exempt from BER ratings, energy efficiency and modern ecological setups should be carefully inspected by prospective buyers.
- Outdoor areas8/10
Comprises a charming gravelled and paved courtyard with established planting, directly connected to the conservatory for seamless indoor-outdoor use.
Interests
9 areas- Gardening5/10
Features an attractive gated courtyard with established planting and gravelled areas, though opportunities for extensive planting or cultivation are limited.
- Walking10/10
Fantastic location for walking enthusiasts with immediate access to coastal paths at Seapoint and nearby village amenities.
- Gym7/10
While there is no dedicated home gym space specified, the generous room proportions allow for fitness equipment setup, and local wellness facilities are nearby.
- Cycling8/10
The coastal location offers excellent cycling routes along the seafront toward the city and surrounding south Dublin areas.
- Golf6/10
South Dublin hosts several reputable golf clubs within a reasonable driving distance from Blackrock.
- Fishing4/10
Coastal proximity offers some casual seaside angling opportunities, though dedicated fishing spots require travel.
- Horse Riding3/10
Suburban setting offers very limited options for equestrian pursuits nearby.
- Water Sports9/10
Directly situated near Seapoint, making it exceptionally convenient for swimming and various coastal water sports.
- Entertaining9/10
Features a spacious living room with a feature fireplace, a bright conservatory, and an adjoining courtyard that create an ideal environment for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Set within a historic gated manor, the property offers a peaceful retreat with a private courtyard, despite its convenient proximity to village amenities.
- Rural Living2/10
Located in an established suburban coastal setting in Blackrock, this property offers urban and village conveniences rather than rural seclusion.
- Village Living9/10
Ideally positioned within easy reach of Blackrock village and Monkstown, providing exceptional access to local shops, cafés, and restaurants.
- Coastal Living10/10
Boasting a wonderful coastal setting in Blackrock with nearby swimming at Seapoint, stunning sea walks, and a conservatory overlooking a charming courtyard.
- Urban Living8/10
Provides effortless access to Dublin city centre via nearby DART services while maintaining a distinguished residential character.
Social
6 areas- Café Culture10/10
Surrounded by an exceptional array of local cafés, artisan bakeries, and restaurants in both Blackrock and Monkstown villages.
- Community Involvement7/10
Blackrock and Monkstown offer active local communities, resident associations, and community events.
- Nightlife6/10
Provides access to local pubs and dining spots, though those seeking vibrant late-night clubbing will need to head into Dublin city centre.
- Health/Wellness groups8/10
Proximity to the coast supports wellness activities like sea swimming, and local community spaces frequently host pilates & stretching groups.
- Networking Opportunities7/10
Good connectivity to Dublin's business hubs via the DART facilitates professional networking and commercial engagement.
- Tech-Hub Connectivity8/10
Easy transit access to Dublin's major tech employers and financial districts ensures strong technological integration.
Listing information
- Agent
- Stanley Estate Agents
- Phone
- 01 845 5509
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-9F716EHouseDelve · 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.