11 Sandyford View, Blackglen Road, DublinD18AX21
€445,000
3 Bed~2 Bath~95 m²~BER B
What you'll like:
- Energy efficient rating: The property holds an impressive B energy rating, which typically translates to lower utility bills and better thermal comfort for occupants.
- Spacious floor area: Offering ninety-five square meters of living space, this three-bedroom apartment provides comfortable room dimensions uncommon in many standard urban apartment developments.
- Bright interior spaces: The interior benefits from abundant natural light streaming through large windows, creating a welcoming and cheerful atmosphere throughout the main living areas.
- Excellent overall condition: Presented in walk-in condition throughout, buyers can move in immediately without needing to budget for expensive near-term cosmetic or structural renovations.
- Private decked terrace: Sliding doors lead directly from the main living space to a private decked terrace, offering a pleasant outdoor spot for relaxing or entertaining.
- Desirable bedroom count: Having three well-proportioned bedrooms provides excellent flexibility for families, home office setups, or hosting overnight guests securely.
- Master ensuite bathroom: The master bedroom features a dedicated ensuite bathroom, adding a welcome layer of daily convenience and privacy for the primary occupants.
- Welcoming entrance hallway: A particularly spacious entrance hallway greets visitors upon entry, setting a generous tone and offering practical transitional space for coats and shoes.
- On-site convenience amenities: The development features handy local conveniences including a convenience store, medical centre, dentist, and pharmacy right on your doorstep.
- Proximity to urban villages: Nearby villages such as Sandyford, Stepaside, and Dundrum provide an extensive array of shopping, dining, and entertainment options within easy reach.
- Green spaces nearby: Residents can easily access beautiful recreational amenities like Marlay Park and Fernhill Park, ideal for weekend strolls and outdoor activities.
- Mountain access recreation: The nearby Dublin Mountains offer numerous interesting walking trails and outdoor pursuits, making this location fantastic for nature lovers and hikers.
- Reliable public transport: The location is well-serviced by excellent transport links including the LUAS and several bus routes, facilitating smooth commutes to the city centre.
- Major roadway connectivity: Both the M50 and N11 are within easy reach, providing convenient motorists access across the national road network and surrounding areas.
- Designated parking space: The property includes one designated parking space, ensuring a reliable and secure spot for your vehicle upon returning home.
- Ample visitor parking: Additional visitor parking spaces are available within the development, making it hassle-free when friends and family come over to visit.
- Established demand history: Located in an ever-popular and sought-after residential pocket, properties here historically attract consistent buyer interest supporting long-term value.
- Stable asking price: Recorded asking price history shows no increases or decreases, remaining steadfastly at four hundred forty-five thousand euros, suggesting a firm pricing strategy.
- No price inflation: The flat price trajectory indicates the seller is currently holding a steady stance without engaging in volatile price adjustments or speculative markups.
- Educational institutions nearby: Numerous primary and secondary schools are situated in the surrounding locality, alongside accessible third-level colleges for growing households.
But keep in mind:
- Management company fees: Buyers must investigate potential annual management or service charges, as these recurring costs can significantly impact ongoing monthly budgeting for apartments.
- Communal ground upkeep: Ongoing maintenance of the landscaped communal grounds is reliant on management company efficiency, which buyers should verify through recent accounts.
- Parking space allocation: Buyers must confirm the exact location and rules governing the single designated parking space to ensure it meets daily convenience requirements.
- Density and privacy: Being part of a larger apartment development means potential shared hallways and close quarters, which may occasionally introduce noise or privacy concerns.
- Fixed asking price: The unchanging asking price history suggests the seller may currently be firm on their valuation, potentially limiting initial room for negotiation.
- Public transport reliance: While transit links are nearby, buyers should verify the actual walking times and peak-hour reliability of local bus routes and the LUAS.
- Traffic congestion peaks: Proximity to the M50 and major roadways is convenient, but buyers should investigate local peak-hour traffic conditions around Blackglen Road.
- Management rule restrictions: Apartment living often comes with strict rules regarding pets, subletting, and structural alterations that buyers need to review prior to purchase.
- Sinking fund status: Prospective buyers should instruct their legal representative to check the adequacy of the building management company sinking fund for future capital works.
- Terrace maintenance responsibilities: Ownership of the decked terrace may carry specific ongoing maintenance or staining duties that owners must manage according to building rules.
- Refuse collection logistics: Buyers should check how waste management and recycling are organized within the development to ensure easy, hygienic day-to-day disposal.
- Elevator and access reliability: If the apartment is located on an upper floor, buyers should verify lift service reliability and emergency repair procedures.
- Sound insulation verification: Buyers should assess inter-apartment sound insulation levels during viewings to ensure adequate privacy from adjacent or upper-floor neighbours.
- Insurance policy inclusions: Management fees usually cover building insurance, but buyers must carefully verify what exact interior contents and liabilities are excluded.
- Future local development: The surrounding area continues to grow, so buyers should check local planning registers for potential upcoming construction projects nearby.
- Visitor parking availability: While visitor spaces exist, buyers should confirm whether competition for these spots is high during evening and weekend hours.
- Storage limitations: Apartments can occasionally lack adequate bulky storage, so buyers should inspect the internal wardrobe and hallway storage capacities thoroughly.
- Ensuite ventilation check: The master ensuite bathroom should be inspected for effective mechanical ventilation to prevent dampness and condensation issues over time.
- Kitchen appliance warranty: Built-in kitchen appliances should be checked for age and working condition, as replacing them would represent an immediate extra cost.
- BER certificate verification: Although listed as a strong B rating, buyers should ensure their surveyor independently reviews the official BER advisory report for any caveats.
Price positioning
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- The asking price appears somewhat ambitious relative to historical local transactions for similar sized apartments, suggesting the listing agent may be testing market appetite at the upper boundary of achievable value in this specific suburban development.
- Upward valuation signals stem from the property having a generous floor area of ninety five square meters, a strong B energy rating indicating good thermal efficiency, and an attractive presentation featuring three bedrooms and an ensuite.
- Factors that could support such a price include ongoing high demand for energy efficient family sized apartments with dedicated parking, alongside excellent proximity to local convenience retail, parks, and convenient public transport links like the LUAS.
- Conversely, potential factors that could undermine this valuation include fluctuating buyer borrowing power, competition from alternative listings in the wider area, and the unchanging asking price history indicating limited immediate negotiation flexibility from the vendor.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom apartment with a floor area of 95 square meters featuring an open-plan living, dining, and kitchen area, a decked terrace, one ensuite bedroom, and a main bathroom.
- A buyer should investigate the management company structure, annual service charges, and any upcoming or historical capital expenditure levies for the upkeep of the communal grounds and building fabric.
- Verify the fire safety compliance, sound insulation, and lift maintenance history within the development, as is standard for apartment living.
- Check the designated parking space allocation and whether any electric vehicle charging infrastructure is available or permitted.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 800 euro to 1,200 euro.
- Short explanation: Given the property has a B energy rating and a floor area of 95 square metres, thermal efficiency is relatively high, which helps keep annual space heating and hot water demands moderate compared to lower-rated homes.
Pollution Safe
9/10Environmental situation to investigate
- The location is situated in an elevated suburban setting near the foothills of the Dublin Mountains, appearing well removed from major heavy industrial zones.
- No major localized legacy landfill or high-risk industrial pollution concerns are prominently associated with the immediate residential pocket, though standard environmental due diligence is advised.
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 141, SANDYFORD VIEW, BLACKGLEN RD DUBLIN 18
- Sale date
- Declared sale price
- €472,000.00
APT 3 BLOCK G, SANDYFORD VIEW, BLACKGLEN RD DUBLIN 18
- Sale date
- Declared sale price
- €365,000.00
APARTMENT 1, SANDYFORD VIEW, BLACKGLEN ROAD
- Sale date
- Declared sale price
- €293,554.00
APT 113, SANDYFORD VIEW, BLACKGLEN RD DUBLIN 18
- Sale date
- Declared sale price
- €315,000.00
70 SANDYFORD VIEW, BLACKGLEN RD, DUBLIN 18
- Sale date
- Declared sale price
- €272,000.00
Recent sales in the wider local area
40 THE WEAVERS, DUBLIN, DUBLIN 8
- Sale date
- Declared sale price
- €246,000.00
65 GLASNEVIN AVENUE, DUBLIN, DUBLIN 11
- Sale date
- Declared sale price
- €650,000.00
34 NORTH FREDERICK STREET, DUBLIN, DUBLIN 1
- Sale date
- Declared sale price
- €950,000.00
11 LOWER GRAND CANAL STRE, DUBLIN, DUBLIN 2
- Sale date
- Declared sale price
- €925,000.00
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: €4,450 — 1% of €445,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the depth of the survey for a 95 square metre apartment.
- Annual home insurance: approximately 350 euro to 600 euro depending on the policy and contents coverage.
Forum Talk
What people are saying about this area
- Residents on local forums frequently discuss the convenience of the Blackglen retail hub, highlighting the local pharmacy, convenience store, and medical services.
- Transport links are a common topic, with community discussions often focusing on bus route frequencies and proximity to the Luas and M50.
- The area's proximity to the Dublin Mountains, Marlay Park, and Fernhill Park is widely praised by locals for outdoor recreation and walking trails.
- Traffic congestion during peak commuting hours along the main access routes towards Sandyford and the M50 is a regular talking point among residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and is located near several primary and secondary schools as well as parks like Marlay Park, making it well-suited for families with young children.
- Teenagers6/10
With three bedrooms, there is adequate space for teenagers, and nearby transport links provide good access to schools and activities, though apartment living offers less independent outdoor space than a traditional house.
- Multi-generational Living4/10
At 95 square metres with two bathrooms, the apartment layout may feel a bit constrained for multi-generational living compared to larger detached or semi-detached properties.
- Single Buyers8/10
This three-bedroom apartment offers generous space for a single buyer wanting a home office or guest room, paired with convenient access to local amenities and transport.
- Couples9/10
An open plan living, dining, and kitchen area along with three bedrooms makes this an ideal layout for couples looking for space to grow or host guests.
- Empty Nesters8/10
The apartment offers manageable single-level living with low maintenance requirements, well-maintained communal grounds, and a lift or accessible feel for those looking to downsize.
- Retirees7/10
Close to local convenience stores, a medical centre, and a pharmacy, the property provides practical amenities for retirees, though buyers should verify lift access and overall building accessibility.
Work
3 areas- Remote Working9/10
With three bedrooms available, there is ample flexibility to set up one or more dedicated home offices for remote working.
- Hybrid Commuting8/10
Convenient access to the LUAS, several bus routes, and the M50/N11 road network makes hybrid commuting to the city centre and surrounding areas highly practical.
- Retired7/10
The property provides a secure, manageable living space close to healthcare facilities and local conveniences, ideal for a retired lifestyle.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living can support ageing in place, though buyers should verify lift access, parking arrangements, and overall stair-free mobility within the building.
- Low Maintenance9/10
As an apartment with managed communal grounds, exterior maintenance is handled collectively, making it a very low-maintenance housing choice.
- Secure Gated Entry6/10
The property includes designated parking and visitor spaces within a popular development, though specific gated security features should be verified.
- Minimalist Design8/10
The bright open-plan layout and modern presentation lend themselves naturally to a clean, minimalist interior design aesthetic.
- Flexible Floor Plans7/10
Three bedrooms provide strong functional flexibility, allowing rooms to be adapted as home offices, guest rooms, or storage as needed.
- Heritage Home1/10
This is a modern apartment development rather than a period or heritage property.
- Ecological Setup8/10
The property benefits from a strong B BER rating, indicating good energy efficiency and lower heating demands.
- Outdoor areas6/10
Features a private decked terrace accessed via sliding doors from the living space, complemented by landscaped communal gardens.
Interests
9 areas- Gardening3/10
While the development features landscaped communal gardens and a decked terrace, there is no private garden space for dedicated horticultural projects.
- Walking9/10
Excellent proximity to Marlay Park, Fernhill Park and Gardens, and the walking trails of the Dublin Mountains makes this an exceptional location for walking enthusiasts.
- Gym6/10
Local amenities include various recreational facilities and sports clubs in the wider area, though fitness centre availability right on the doorstep should be verified.
- Cycling6/10
The surrounding area provides access to suburban roads and nearby parks for cycling, though commuters should assess main road cycle infrastructure into the city.
- Golf6/10
Several golf clubs are situated within reasonable driving distance in the south Dublin region.
- Fishing2/10
The location offers limited immediate access to primary fishing rivers or lakes.
- Horse Riding4/10
Proximity to the Dublin Mountains offers occasional access to equestrian facilities, though dedicated riding stables require a short drive.
- Water Sports2/10
Being an inland south Dublin location, water sports require travel toward Dublin Bay or local reservoirs.
- Entertaining8/10
The open plan living, dining, and kitchen area extends seamlessly via sliding doors out to a decked terrace, making it well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Set in a popular residential development with views overlooking well-maintained communal grounds, offering a generally peaceful suburban environment.
- Rural Living2/10
This is a suburban apartment setting with close proximity to urban villages and transport links, offering very little rural character despite nearby mountain trails.
- Village Living8/10
The location benefits from proximity to Sandyford, Stepaside, and Dundrum villages, offering easy access to local shops, restaurants, and community services.
- Coastal Living1/10
The property is located inland in the foothills of the Dublin Mountains with no coastal proximity.
- Urban Living7/10
Good transport links via the LUAS and bus routes provide convenient access to the city centre, blending suburban comfort with urban accessibility.
Social
6 areas- Community Involvement6/10
An established residential development with nearby village hubs provides a solid foundation for local community engagement.
- Café Culture7/10
Proximity to Sandyford, Stepaside, and Dundrum provides a good selection of local cafes, restaurants, and social spots.
- Nightlife5/10
While local villages offer bars and dining options, extensive nightlife requires traveling further into Dundrum or Dublin city centre.
- Health/Wellness groups7/10
Access to local parks, sports clubs, and medical facilities supports health and wellness activities in the area.
- Networking Opportunities6/10
Good transport connectivity to nearby business and tech hubs facilitates professional networking.
- Tech-Hub Connectivity8/10
Proximity to the Sandyford Business District offers strong connectivity to major employment and tech hubs in south Dublin.
Listing information
- Agent
- DNG Stillorgan
- Phone
- 01 283 2700
- Current status
- active
- Published on HouseDelve
- 17 October 2026
- Correction
- Report an issue
HD-5AD052HouseDelve · 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.