123 Southmede, Dundrum, Dublin 16D16C9W6
€395,000
2 Bed~1 Bath~62 m²~BER C2
What you'll like:
- Prime Dundrum location: Situated just minutes from the vibrant shopping centre, this address offers unmatched convenience for retail, dining, and daily errands.
- Excellent public transport: A ten-minute walk to the Balally Luas stop provides swift, reliable access directly into the heart of Dublin city centre.
- Motorway accessibility: The nearby M50 motorway is just a five-minute drive away, ensuring seamless connectivity to national routes and Dublin Airport.
- Green spaces nearby: Both Marley Park and Balally Park are within a short stroll, offering expansive recreational areas and scenic walking trails.
- First-floor positioning: Being on the first floor offers convenient access while maintaining elevated privacy and security above ground level.
- Turnkey interior condition: The property is presented in excellent condition throughout, allowing new owners to move in immediately without undertaking costly renovations.
- Two double bedrooms: The accommodation features two genuine double bedrooms, providing flexible living arrangements for couples, sharers, or a home office setup.
- Integrated kitchen appliances: The kitchen comes equipped with integrated appliances, ensuring a sleek appearance and saving the buyer immediate appliance replacement expenses.
- Light-filled living space: The bright and airy living and dining room benefits from natural light, creating a welcoming environment for daily relaxation.
- Dedicated utility storage: A separate utility and storage press provides practical space for laundry appliances and household items, keeping the kitchen uncluttered.
- Secure gated parking: The development features gated secure parking, offering enhanced peace of mind for vehicle safety in a busy suburban setting.
- Oversized parking bay: The property includes one exceptionally large car parking space described as suitable for two cars, a rare and valuable amenity.
- Gas-fired central heating: Equipped with a reliable gas-fired central heating system, ensuring efficient and controllable warmth throughout the winter months.
- Strong rental appeal: Given its proximity to universities and business campuses, the property represents an attractive proposition for long-term buy-to-let investors.
- Ideal downsizing option: The manageable apartment layout offers a low-maintenance lifestyle for downsizers looking to stay in a well-connected suburban hub.
- Established residential development: Southmede is widely recognized as a popular and well-managed development, contributing to long-term community desirability and stability.
- Active local management: The development benefits from organized communal upkeep, ensuring shared areas and landscaping remain tidy and presentable year-round.
- Balcony outdoor space: The inclusion of a private balcony provides a pleasant outdoor extension to the living area for fresh air and relaxing.
- Convenient city access: The strategic south Dublin location easily accommodates commuters heading towards major employment hubs and higher education institutes.
- Appealing asking price point: Priced at €395,000, the property offers a competitive entry point for buyers looking to secure a foothold in Dundrum.
But keep in mind:
- Moderate BER rating: The C2 energy rating indicates that the apartment may require future insulation or heating upgrades to improve thermal efficiency.
- Single bathroom configuration: With only one bathroom servicing both bedrooms, morning routines and hosting guests may require some scheduling and coordination.
- Management company fees: Buyers should thoroughly investigate annual service charges and sinking fund contributions, as these recurring costs will impact ongoing ownership expenses.
- First-floor noise considerations: Being on the first floor within a popular development may expose residents to communal hallway traffic or external ground-level sounds.
- Compact floor area: Measuring approximately 62 square metres, the total living space is relatively modest and may feel tight for growing households over time.
- Parking space allocation rules: While the space is noted as large enough for two cars, buyers must verify official title deeds to confirm stacked parking legality.
- Rental cap potential: Investors should verify if the local electoral area is designated as a Rent Pressure Zone, which restricts the initial and annual rental income growth.
- Communal bin facilities: Buyers should inspect the location and capacity of shared waste management facilities to ensure convenient and clean refuse disposal.
- Lift maintenance reliance: Depending on the specific block layout, reliance on shared elevators for moving heavy items should be checked during the physical survey.
- Balcony privacy screening: The orientation and proximity of neighboring balconies should be reviewed to ensure adequate privacy when using the outdoor space.
- Peak traffic congestion: The streets surrounding Dundrum can experience heavy vehicular congestion during peak commuting hours, potentially extending local journey times.
- Future local development: Buyers should check local planning registers for any proposed high-density developments nearby that could affect views, light, or traffic.
- Window glazing efficiency: The effectiveness of the current windows should be checked during the survey to ensure adequate sound insulation from nearby roads.
- Ventilation and humidity: Kitchen and bathroom extractor fans should be inspected to ensure proper moisture control and prevention of condensation issues.
- Fire safety compliance: Buyers should request confirmation that the building's management company has fully addressed modern fire safety standards in communal areas.
- Bicycle storage availability: Cyclists should verify if secure, designated bicycle parking is provided within the gated development for residents.
- Pet policy restrictions: Prospective owners with pets should examine the development's house rules to confirm whether keeping domestic animals is permitted.
- Storage limitation: Beyond the utility press, overall internal storage is somewhat limited, meaning bulky items may need off-site solutions.
- Appliance lifespan uncertainty: While integrated appliances are present, buyers should check their age and functional condition to anticipate near-term replacement costs.
- Legal title verification: Solicitors must carefully review the leasehold covenants, apportionments of service charges, and boundary provisions prior to contract signing.
Price positioning
?
- The asking price appears undervalued because it stands significantly lower than recent verified transactions recorded within the exact same residential development and wider regional market context, pointing toward an attractive entry point for interested buyers.
- Strong under-valuation signals emerge when contrasting the listed figure against contemporary benchmarks on the local street register, indicating the marketing strategy might intentionally seek competitive interest or rapid engagement from prospective purchasers.
- Factors that could support such an aggressive or modest price tag include potential management fee liabilities or minor layout constraints, whereas robust local amenities and excellent transport connectivity would ordinarily justify much higher valuations.
- Additional market observations reveal that properties boasting similar floor areas and energy ratings in this prime suburban node frequently command stronger premiums, making this particular listing stand out as exceptionally competitively priced.
Build Analysis
What we know from similar construction types
- The property is a first-floor apartment spanning approximately 62 square meters (667 sq ft) with two double bedrooms and one bathroom.
- Features gas-fired central heating, a balcony, and gated secure parking with a designated space noted as suitable for two cars.
- A buyer should investigate management company fees, building service charges, and any sinking fund contributions associated with the Southmede development.
- It is advisable to verify fire safety compliance, sound insulation, and any planned major maintenance works for the apartment block.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around 800 to 1,100 euro.
- Explanation: Based on a floor area of 62 square meters and a BER rating of C2, gas-fired central heating usage will vary depending on individual lifestyle, thermostat settings, and energy efficiency performance.
Pollution Safe
9/10Environmental situation to investigate
- The location is primarily residential with no major heavy industrial facilities, active landfills, or waste incinerators in immediate apparent proximity.
- Any historical industrial uses or legacy concerns in the wider South Dublin region appear distant, though buyers should verify local environmental records if sensitive.
Flood Safe
8/10Water overflow reports to follow up
- The property is set in an established suburban development elevated well away from major coastal flood zones and major river catchments.
- Standard surface water drainage applies during heavy rainfall events, and prospective buyers are advised to check local drainage maps to confirm specific site vulnerabilities.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
122 SOUTHMEDE, BALLINTEER RD, DUNDRUM DUBLIN 16
- Sale date
- Declared sale price
- €459,000.00
10 SOUTHMEDE, BALLINTEER RD, DUNDRUM DUBLIN 16
- Sale date
- Declared sale price
- €535,000.00
86 SOUTHMEDE, BALLINTEER ROAD, DUBLIN 16
- Sale date
- Declared sale price
- €535,000.00
60 SOUTHMEDE, BALLINTEER RD, DUNDRUM DUBLIN 16
- Sale date
- Declared sale price
- €515,000.00
7 SOUTHMEDE, BALLINTEER RD, DUNDRUM DUBLIN 16
- Sale date
- Declared sale price
- €492,000.00
Recent sales in the wider Dundrum area
20 WHITECHURCH HILL, BALLYBODEN, DUBLIN 16
- Sale date
- Declared sale price
- €501,000.00
5 ELKWOOD, BALLYROAN, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €760,000.00
1A HEATHER PARK, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €750,000.00
33 ALTAMONT HALL, STONEY RD, DUNDRUM
- Sale date
- Declared sale price
- €485,000.00
33 BALLINTYRE DOWNS, BALLINTEER, DUBLIN 16
- Sale date
- Declared sale price
- €699,999.00
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
123 SOUTHMEDE, BALLINTEER RD, DUNDRUM DUBLIN 16
- Sale date
- Declared sale price
- €400,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price, amounting to 3,950 euro for a property priced at 395,000 euro.
- Solicitor legal fees: roughly 1,500 to 2,500 euro excluding VAT and outlays.
- Land registration fees: approximately 400 to 600 euro for deeds and property registration.
- Property valuation fees: around 150 to 250 euro required by mortgage lenders.
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the structural survey.
- Annual home insurance: estimated between 300 and 600 euro per year depending on the policy level.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living within a short walk to the Dundrum Town Centre and local amenities.
- Commuters often highlight the reliability and proximity of the Balally Luas stop for access to Dublin city centre.
- Locals praise the area for its green spaces, noting that Marley Park and Balally Park are popular spots for weekend walks.
- Traffic around the major junctions near the M50 and Dundrum can experience peak-hour congestion, according to local community forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment has two bedrooms, but at 62 m² space is limited for growing families with young children, though local parks like Marley Park are nearby.
- Teenagers4/10
Two bedrooms and one bathroom may feel cramped for teenagers, and lack of separate living spaces could be restrictive.
- Multi-generational Living2/10
With only 62 m² of floor area and one bathroom, multi-generational living is not practical for this property.
- Single Buyers10/10
An exceptional layout for single buyers looking for a modern, manageable two-bedroom home close to public transport and shopping amenities.
- Couples9/10
Well suited for couples, offering a second bedroom for guests or a home office and close proximity to Dundrum Town Centre.
- Empty Nesters9/10
A fantastic option for downsizers seeking a secure, low-maintenance apartment close to local amenities and the Luas.
- Retirees8/10
First-floor apartment living with secure gated parking, though prospective buyers should verify lift access if mobility is a concern.
Work
3 areas- Remote Working8/10
The second bedroom provides a great option for a dedicated home office setup.
- Hybrid Commuting10/10
Outstanding connectivity with a 10-minute walk to the Balally Luas stop and a 5-minute drive to the M50.
- Retired8/10
Low-maintenance apartment living with secure parking, well-suited for retirement lifestyle needs.
Practical
8 areas- Ageing in Place7/10
Single-level apartment living is convenient, though buyers should verify lift availability to the first floor.
- Low Maintenance9/10
Apartment living eliminates typical exterior home maintenance, and the property is presented in excellent condition.
- Secure Gated Entry10/10
Features gated secure parking and controlled entry for peace of mind.
- Minimalist Design8/10
Clean apartment layout with integrated appliances and functional storage spaces including a utility/storage press.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout with fixed structural walls offering limited layout flexibility.
- Heritage Home1/10
This is a modern development apartment rather than a period or heritage property.
- Ecological Setup6/10
Benefits from gas-fired central heating and a C2 BER energy rating, with potential for future energy efficiency upgrades.
- Outdoor areas6/10
Includes a private balcony and is located just a short stroll from Marley and Balally Parks.
Interests
9 areas- Gardening2/10
As a first-floor apartment, private outdoor gardening space is limited to a balcony.
- Walking9/10
Marley and Balally Parks are a short stroll away, offering scenic walking routes for residents.
- Gym7/10
The convenient location offers good access to local fitness centers and amenities in the Dundrum area.
- Cycling6/10
Accessible suburban roads connect the area, though storage provisions for bicycles within the apartment should be verified.
- Golf6/10
Several south Dublin golf clubs are reachable within a short drive from the property.
- Fishing3/10
Inland suburban location with limited direct access to local fishing spots without traveling further afield.
- Horse Riding4/10
Proximity to Marley Park offers some equestrian amenity links nearby, though generally an urban/suburban setting.
- Water Sports2/10
Located inland in Dundrum, requiring travel to the coast for major water sports activities.
- Entertaining7/10
Features a light-filled living/dining room and a balcony, ideal for hosting small gatherings of friends and family.
Lifestyle
5 areas- Quiet Living6/10
Located in a popular, bustling suburban development near Dundrum Shopping Centre, so some ambient neighborhood activity is expected.
- Rural Living1/10
This is a suburban apartment setting with close access to urban infrastructure and major roadways.
- Village Living8/10
Dundrum provides a village-like community feel with local shops, cafes, and restaurants within a short stroll.
- Coastal Living2/10
The location is firmly suburban inland Dublin with no immediate proximity to the coast.
- Urban Living9/10
Excellent urban convenience with the Balally Luas stop a 10-minute walk away, providing direct access to Dublin city center.
Social
6 areas- Community Involvement7/10
Active local community with nearby parks and neighborhood amenities fostering engagement.
- Café Culture9/10
Dundrum Town Centre and surrounding areas offer a rich selection of cafes and dining spots.
- Nightlife8/10
Proximity to local bars, restaurants, and rapid transit access to the city center ensures vibrant nightlife options.
- Health/Wellness groups8/10
Good availability of local pilates & stretching studios, wellness centers, and parks for outdoor fitness.
- Networking Opportunities8/10
Convenient access to south Dublin business campuses and the city center for professional networking.
- Tech-Hub Connectivity8/10
Strong transport links make commuting to south Dublin tech and business hubs straightforward.
Listing information
- Agent
- Murphy Mullan Estate Agents (Goatstown)
- Phone
- 01 562 0917
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-F95F47HouseDelve · 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.