103, Rockford Manor, Blackrock, County DublinA94CX32
€550,000
2 Bed~2 Bath~79 m²
What you'll like:
- Historic granite architecture: The development features an authentic old cut granite stone manor style, offering a unique architectural aesthetic that appeals to buyers seeking character and heritage properties.
- Extensive landscaped grounds: Residents enjoy access to seven acres of beautifully maintained landscaped gardens and wooded areas, providing serene outdoor retreat spaces right on the doorstep.
- First floor positioning: Being situated on the first floor of the main house ensures good natural light and elevated views while avoiding ground floor privacy concerns.
- Former dining hall site: Occupying the space above the old dining hall infuses the interior with historical significance and distinctive room proportions not found in modern builds.
- Two double bedrooms: The layout includes two properly proportioned double bedrooms, ensuring adequate space for residents, guests, or a comfortable home office setup.
- Built-in wardrobe storage: Both bedrooms are equipped with practical built-in wardrobes, maximizing floor space and reducing the need for bulky freestanding bedroom furniture.
- Private en-suite bathroom: The inclusion of an en-suite bathroom adds convenience and privacy for the main bedroom occupants, enhancing daily living comfort.
- Main bathroom included: A separate main bathroom serves guests and the second bedroom, ensuring household convenience and avoiding morning congestion.
- Separate kitchen area: The kitchen is neatly separated from the living and dining spaces, helping to contain cooking odors and noise effectively.
- Dedicated living dining room: A generous separate living and dining room provides clear zones for relaxation and entertaining without feeling cramped.
- Gas fired central heating: The property benefits from a reliable gas-fired central heating system, ensuring efficient and controllable warmth during colder months.
- Intact period features: Original period windows and architectural features remain fully intact, preserving the historic integrity and charm of the interior spaces.
- Common seating areas: Thoughtfully placed seating areas throughout the common parts of the house offer pleasant indoor spaces to relax outside the apartment.
- Designated parking spaces: The inclusion of designated parking ensures hassle-free vehicle storage and guarantees a reliable spot upon returning home.
- Romantic charm: The interior oozes distinct character and romantic charm, creating a warm and homely atmosphere that stands out from generic apartment stock.
- Established Blackrock location: Situated in the highly sought-after Blackrock suburb, residents benefit from proximity to coastal amenities, excellent schools, and vibrant local villages.
- Well-maintained condition: The apartment is described as well-maintained, potentially reducing immediate repair costs and allowing for a smoother move-in process.
- Quiet wooded surroundings: The surrounding mature trees and quiet grounds buffer urban noise, creating a peaceful sanctuary within a busy suburban setting.
- Strong rental appeal: Properties with historic character in prime south county Dublin locations typically attract high demand from both tenants and future buyers.
- Manageable floor area: The 79 square metre footprint provides an easily maintainable home size while retaining functional and comfortable room dimensions.
But keep in mind:
- Missing BER rating details: The listing states the BER is exempt, but buyers should independently verify whether historical exemption status applies to avoid unexpected energy efficiency surprises.
- First floor stair access: Being located on the first floor without explicit elevator mention means daily access relies entirely on stairs, which may challenge those with mobility issues.
- Historic window thermal performance: While period windows preserve character, single glazing or older frames can cause drafts and heat loss, so buyers should check insulation quality.
- Listed building management restrictions: Historic manor conversions often carry strict conservation covenants, potentially limiting how owners can modify, decorate, or upgrade the property.
- Management company service charges: Living in a converted manor with seven acres of grounds likely entails substantial annual management fees for ongoing estate and garden maintenance.
- First floor noise transmission: Upper floor apartments in older buildings can experience sound transfer from neighbors above or below, so acoustic insulation levels should be inspected.
- Unspecified property type: The official property type is unlisted, meaning buyers must confirm the exact legal classification and tenure details with their solicitor.
- Agent contact limitation: The agent phone number is not provided in the listing, which could potentially slow down initial communication and viewing arrangements.
- Potential parking constraints: While designated parking is included, visitors may find limited guest spaces available within the historic estate grounds.
- Conservation window maintenance: Repairing or replacing original period windows requires specialist joinery skills and materials, which can significantly increase future maintenance expenses.
- Limited kitchen modernization: Buyers should inspect the kitchen to determine if appliances and cabinetry require costly updates to meet modern functional standards.
- Communal ground upkeep costs: Maintaining seven acres of mature gardens and wooded areas requires continuous investment, which directly impacts the long-term sustainability of service charges.
- Restricted natural light: Mature surrounding woodlands, while picturesque, could potentially cast shadows and reduce direct sunlight penetration into lower first-floor windows.
- Lack of private balcony: The property features extensive shared gardens but no private balcony space, limiting options for private outdoor sitting directly off the living area.
- Older plumbing integration: Integrating modern fixtures into an historic manor structure can occasionally lead to complex plumbing maintenance challenges that require expert intervention.
- Service charge arrears risk: In smaller converted developments, a single defaulting owner can impact communal upkeep budgets, making a thorough review of the management company accounts essential.
- Sinking fund adequacy: Buyers must check whether the management company has accumulated a healthy sinking fund to cover major capital works on the historic roof and exterior stone.
- Fire safety compliance: Historic buildings converted into multiple units must adhere to rigorous fire regulations, and buyers should verify that all common areas meet current safety standards.
- Storage limitation for bicycles: While parking is designated, the listing does not specify secure bicycle storage, which active commuters should verify before purchasing.
- Future retrofit limitations: Due to the historic nature of the manor structure, upgrading insulation or installing renewable energy technologies may be subject to strict local planning restrictions.
Price positioning
?
- The asking price appears moderately positioned relative to recent local transactions, sitting comfortably above lower-tier benchmark sales while remaining below the higher-end figures observed within the immediate development over recent trading periods.
- Signals supporting potential under-valuation include multiple historical transactions within the same development achieving considerably higher price points, reflecting strong buyer appetite for character properties in this specific suburban location.
- Conversely, factors that could undermine this pricing level involve historical variance in achieved prices across the development, suggesting that specific layout configurations or floor areas can significantly influence ultimate market value.
- Additional considerations encompass the unique architectural style and landscaped grounds which enhance market appeal, though prospective buyers will weigh ongoing maintenance and energy efficiency against competing modern properties in the wider area.
Build Analysis
What we know from similar construction types
- The property is set within an old cut granite stone manor style house, converted into apartments, which means buyers should investigate the condition of the historic structure, shared structural elements, and common areas.
- The listing notes period windows and features are intact; a buyer should investigate whether these are protected and what restrictions apply to maintenance, repair, or potential energy efficiency upgrades.
- As an upper-floor apartment within a historic building, a buyer should verify management company covenants, service charges, sinking fund provisions, and future planned maintenance for the roof and exterior stone facade.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,000 to €1,400.
- This is based on the 79 m² floor area and the gas-fired central heating mentioned in the property description, though actual costs will depend heavily on energy efficiency and usage habits.
Pollution Safe
9/10Environmental situation to investigate
- The area around Blackrock is primarily residential and established, showing very low apparent proximity to heavy industrial pollution or active major landfills.
- Any historical industrial sites in the broader Dublin coastal region are distant enough that significant legacy contamination at this specific location is considered unlikely, though buyers should verify local environmental records if concerned.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated on an elevated first-floor level within an established suburban setting, reducing the direct risk of internal property flooding.
- While parts of the wider coastal Blackrock area have occasional drainage or tidal considerations, this specific inland residential development generally presents a lower apparent likelihood of flooding; buyers are advised to check detailed OPW flood maps.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
99 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €745,000.00
48 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €740,000.00
77 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €520,000.00
101 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €380,000.00
59 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €292,500.00
Recent sales in the wider Blackrock area
22 AVONDALE LAWN, BLACKROCK, CO DUBLIN
- Sale date
- Declared sale price
- €980,000.00
7 ARDMEEN PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €975,000.00
EVERGREEN, 7 GROVE LAWN, BLACKROCK
- Sale date
- Declared sale price
- €1,350,000.00
25 WOODBINE PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €930,000.00
111 GALLOPING GREEN, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €525,000.00
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
- Stamp duty: approximately 1% to 2% of the purchase price (€5,500 to €11,000)
- Solicitor legal fees: roughly €1,500 to €2,500 plus outlay and VAT
- Land registration fees: approximately €400 to €800 depending on the property value
- Property valuation fees: around €150 to €300
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail
- Annual home insurance: estimated between €400 and €800
Forum Talk
What people are saying about this area
- Residents frequently discuss the tranquil atmosphere and historic appeal of living within the landscaped grounds of Rockford Manor.
- Local community forums often highlight the convenience of the Blackrock location, noting easy access to local amenities and public transport links.
- Discussions in the area commonly focus on ongoing local council initiatives regarding traffic management and pedestrian safety.
- Homeowners in the vicinity frequently share gardening tips and community events related to the mature woodland and shared green spaces.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers two bedrooms and beautiful shared gardens, but the apartment layout on the first floor and heritage features mean less direct private play space for young children.
- Teenagers5/10
Two double bedrooms provide adequate space, though sharing a 79 square metre apartment with teenagers might feel somewhat compact as they grow.
- Multi-generational Living4/10
With 79 square metres and a two-bedroom layout, multi-generational living would be challenging due to limited space and lack of separate living zones.
- Single Buyers8/10
A charming first-floor apartment with two double bedrooms offering ample space for a single buyer wanting character and a peaceful setting in Blackrock.
- Couples9/10
Ideal for couples seeking a romantic and characterful home with two bedrooms, period features, and stunning communal grounds.
- Empty Nesters9/10
The apartment setting within landscaped grounds makes this a wonderful option for empty nesters looking to downsize without losing character.
- Retirees8/10
Surrounded by seven acres of landscaped gardens with seating areas, this property suits retirees, though buyers should verify lift access to the first floor.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows one bedroom to easily double as a dedicated home office in a peaceful environment.
- Hybrid Commuting8/10
Blackrock offers strong transport links into Dublin city center, making hybrid commuting convenient.
- Retired9/10
The tranquil setting, mature gardens, and secure character of the manor house suit retirement living well.
Practical
8 areas- Ageing in Place6/10
The apartment is on the first floor; buyers should verify if elevator access is available to ensure long-term suitability for ageing in place.
- Low Maintenance8/10
Apartment living typically reduces exterior maintenance burdens, with management covering common areas and the extensive grounds.
- Secure Gated Entry7/10
Designated parking and the private estate setting offer a secure environment, though buyers should verify specific entry gate security features.
- Minimalist Design5/10
The property is characterized by old cut granite stone, period windows, and romantic charm rather than ultra-minimalist design.
- Flexible Floor Plans6/10
A traditional apartment layout featuring a kitchen, separate living/dining room, and two double bedrooms with limited structural flexibility.
- Heritage Home10/10
An exceptional old cut granite stone manor style house retaining original period windows and historical character throughout.
- Ecological Setup5/10
Features gas fired central heating; buyers should investigate the BER rating and energy efficiency measures of the historic building.
- Outdoor areas9/10
Set within seven acres of beautiful landscaped gardens and wooded areas complete with resident seating.
Interests
9 areas- Gardening6/10
While there is no private garden, residents have full access to seven acres of professionally maintained communal landscaped gardens and wooded areas.
- Walking8/10
The extensive estate grounds and the coastal location of Blackrock offer wonderful opportunities for leisurely walks.
- Gym5/10
There is no private gym facility mentioned on-site, so residents would need to rely on external local fitness centers.
- Cycling7/10
The surrounding Blackrock area offers good cycling routes toward the coast and into Dublin city.
- Golf6/10
Several golf clubs are located within reasonable driving distance across South Dublin.
- Fishing4/10
Coastal fishing opportunities exist nearby, though this is not a primary feature of the immediate location.
- Horse Riding3/10
Equestrian facilities are limited in this established suburban and residential setting.
- Water Sports7/10
Proximity to the coastline makes it convenient for residents interested in sailing, swimming, and various water sports.
- Entertaining7/10
Features a separate living and dining room and a homely feel, making it suitable for hosting intimate gatherings with friends.
Lifestyle
5 areas- Quiet Living9/10
Set within seven acres of beautiful landscaped gardens and wooded areas, the location provides an exceptionally quiet and tranquil environment.
- Rural Living4/10
While surrounded by mature gardens, the property is located in Blackrock, County Dublin, offering a suburban rather than a rural lifestyle.
- Village Living7/10
The proximity to Blackrock provides a community feel with local amenities, shops, and cafes within accessible reach.
- Coastal Living7/10
Blackrock is a renowned coastal suburb, giving residents good access to the seaside and maritime walks nearby.
- Urban Living6/10
Provides a peaceful suburban retreat while remaining connected to the wider Dublin urban environment.
Social
6 areas- Community Involvement7/10
Shared common areas and estate seating encourage a friendly community atmosphere among residents.
- Café Culture8/10
Blackrock is well known for its vibrant local village atmosphere, featuring numerous popular cafes and eateries.
- Nightlife5/10
While local pubs and restaurants are available, heavy nightlife is limited compared to central Dublin.
- Health/Wellness groups7/10
The peaceful grounds and local community centers support wellness activities such as pilates and stretching groups.
- Networking Opportunities6/10
Professional networking is accessible via transport links to Dublin's business districts.
- Tech-Hub Connectivity7/10
Good transport access to Dublin's major tech employers and hubs across the city region.
Listing information
- Agent
- Alan Ferris Property Consultants
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-D2217FHouseDelve · 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.