13 The Sycamores, Stradbrook Hill, Blackrock, DublinA94H317
€295,000
1 Bed~1 Bath~37 m²~BER C
What you'll like:
- Desirable Blackrock location: Situated in a highly sought-after south Dublin suburb, this address ensures strong long-term capital appreciation and convenient access to established local amenities.
- Dual aspect living room: The main reception space benefits from windows on two sides, maximizing natural daylight and creating a bright, welcoming atmosphere for everyday living.
- Feature living room fireplace: A charming focal point in the reception area adds character and coziness, providing a traditional aesthetic element that enhances the overall interior ambiance.
- Separate functional kitchen: Having a dedicated culinary workspace keeps cooking odors contained from the main living area while offering practical utility for daily food preparation needs.
- Fitted bedroom wardrobes: Built-in storage solutions in the sleeping quarters maximize available floor area, ensuring a clutter-free environment without requiring bulky standalone wardrobe furniture.
- Generous attic storage: The inclusion of a large attic space provides exceptionally rare auxiliary storage capacity for an apartment, significantly expanding the property-s practical usability.
- Dedicated outdoor storage: An additional external storage unit offers a secure place for bulky items like bicycles, suitcases, or seasonal gear, keeping the primary living spaces tidy.
- Residents communal garden: A large private green area to the rear of the development offers a peaceful outdoor retreat for relaxation without the burden of private garden maintenance.
- Ample on-site parking: The development provides plentiful parking spaces for both residents and visitors, eliminating the daily stress of searching for street parking in busy neighborhoods.
- Mature landscaped grounds: The surrounding residential blocks are set within established, green surroundings, creating a pleasant and tranquil neighborhood feel right outside your front door.
- Convenient public transport: Proximity to local transit links guarantees straightforward daily commutes into the Dublin city center and surrounding commercial hubs for working professionals.
- Close to local shops: Everyday retail conveniences, neighborhood grocery stores, and essential services are within easy reach, supporting a comfortable, highly walkable daily lifestyle routine.
- Nearby sporting facilities: Residents have easy access to local clubs and recreational amenities, encouraging an active lifestyle and strong community engagement within the local area.
- Manageable floor area: Extending to approximately thirty-seven square meters, the compact footprint ensures low utility running costs and minimal domestic cleaning demands for busy occupants.
- Practical central hallway: The interior layout utilizes a central distribution corridor, ensuring privacy and seamless independent access to every primary room from the moment you enter.
- Efficient shower room: The bathroom features a modern enclosed shower stall, wash basin, and toilet, efficiently utilizing the available square footage for maximum everyday convenience.
- Additional hallway cupboard: A built-in storage closet situated off the main corridor provides handy out-of-sight space for household linens, cleaning supplies, and everyday domestic items.
- Established residential setting: Being part of a mature, time-tested development means fewer surprises regarding neighborhood stability, management track records, and local community dynamics.
- Strong rental potential: Given the high demand for compact housing in this prestigious suburb, investors can anticipate robust rental interest from tenants seeking urban convenience.
- Accessible third floor: Positioned on the top level, the property benefits from reduced overhead neighbor noise and elevated views across the mature surrounding residential tree canopy.
But keep in mind:
- C-rating energy performance: A C-grade Building Energy Rating means utility bills may be higher than newer builds, and a buyer should budget for future thermal efficiency upgrades.
- Third floor walk-up: Without elevator mention in the listing, carrying heavy groceries or luggage up three flights of stairs daily could become physically demanding over time.
- Compact kitchen layout: The separate cooking area is described as compact, which may feel restrictive for enthusiastic home chefs or multiple occupants working simultaneously.
- Single bathroom configuration: The property features only one combined shower room, meaning guests will need to access the facility through private zones or shared quarters.
- Limited total floorspace: At approximately thirty-seven square meters, the modest overall size may feel confining for long-term couples or those requiring dedicated home office space.
- Management company fees: Buyers must investigate annual service charges, sinking fund contributions, and the financial health of the owners management company before finalizing purchase.
- Potential attic covenants: Buyers should verify legal ownership rights, building regulations compliance, and insurance coverage regarding the utilization of the large attic storage space.
- External storage security: The security measures of the outdoor storage unit should be carefully inspected by the buyer to ensure valuable items are adequately protected from theft.
- Third-floor roof vulnerability: Being on the top floor places the apartment directly beneath the roof structure, meaning the buyer should check the roof condition for potential leak risks.
- Communal grounds upkeep: The quality and consistency of ongoing landscaping maintenance depend entirely on the active management company, which can occasionally lead to rising service levies.
- Parking space allocation: It is crucial to verify whether the ample parking is unallocated on a first-come basis or tied to a specific deeded space for this unit.
- Stradbrook Hill traffic: Depending on peak commuting hours, local feeder roads like Stradbrook Hill can experience localized traffic congestion affecting ease of vehicular exit.
- Lack of private balcony: The property lacks an outdoor balcony or terrace directly attached to the apartment, restricting immediate private open-air access from the living room.
- Renovation age unknown: Prospective buyers should commission a thorough structural survey to determine if interior finishes, wiring, or plumbing systems require near-term modernization work.
- Sound insulation checks: Top-floor apartments in older developments should be checked for adequate ceiling soundproofing to ensure peace from external weather elements and roof structures.
- Heating system efficiency: The buyer must verify the age, type, and operational cost of the primary heating system installed to avoid unexpected replacement expenses after moving in.
- Ventilation in bathroom: The shower room appears interior-facing, so the buyer should check for a mechanical extractor fan to prevent moisture accumulation and mold growth issues.
- Window glazing performance: The thermal and acoustic insulation properties of the dual-aspect windows should be inspected to confirm they effectively block outside noise and drafts.
- Future retrofit requirements: Meeting government targets for warmer homes might require the owner to invest in upgraded insulation or windows to improve the current C BER score.
- Resale market liquidity: While Blackrock is generally robust, one-bedroom apartments can experience fluctuating buyer demand compared to larger family houses during economic downturns.
Price positioning
?
- The asking price appears attractively positioned when evaluated against historical transactions within the same immediate development, suggesting potential value for buyers seeking an entry point into this established residential suburb.
- Signals pointing towards an appealing valuation include compact floor dimensions and a C energy rating, which might necessitate future efficiency upgrades while keeping initial capital outlay relatively low compared to larger alternatives.
- Factors that could support this asking price involve additional practical amenities such as dedicated attic space and communal grounds, whereas limited square footage could potentially restrict strong capital growth over time.
- Additional market observations indicate that while localized sales provide a favorable benchmark, overall buyer demand and competitive bidding environments will ultimately dictate whether final transaction outcomes align closely with initial figures.
Build Analysis
What we know from similar construction types
- The property is a third-floor apartment extending to approximately 37 square metres, featuring a compact one-bedroom layout with a separate kitchen and shower room.
- A notable feature mentioned is the large attic storage area, which buyers should investigate regarding management company permissions, fire safety compliance, and structural loading limitations for a top-floor apartment.
- Buyers should verify the management company rules, annual service charges, and any planned capital expenditures for the communal grounds and building fabric.
- The inclusion of an outdoor storage unit and resident parking should be verified against the title deeds and property lease agreements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is €600 to €900.
- This estimate is based on the 37 m² floor area and a C BER rating, reflecting moderate energy efficiency for a one-bedroom apartment.
Pollution Safe
9/10Environmental situation to investigate
- The location is situated in an established residential suburb of South Dublin, showing no apparent immediate proximity to heavy industrial plants, active large-scale landfills, or waste incinerators.
- Any historical industrial legacy or localized legacy contamination concerns would be typical of urban and suburban development and should be verified through standard environmental searches if suspected.
Flood Safe
8/10Water overflow reports to follow up
- The property is located on the third floor of an established residential development, providing significant natural elevation above ground-level surface water accumulation.
- General regional flood risk for the broader Blackrock and coastal Dublin area should be cross-referenced with official OPW maps to confirm local surface water or coastal flood zones.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
17 THE SYCAMORES, STRADBROOK HILL, BLACKROCK
- Sale date
- Declared sale price
- €455,000.00
24 THE SYCAMORES, STRADBROOK HILL, BLACKROCK
- Sale date
- Declared sale price
- €280,000.00
24 THE SYCAMORES, STRADBROOK HILL, BLACKROCK
- Sale date
- Declared sale price
- €285,000.00
Recent sales in the wider Stradbrook Hill 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 percent of the purchase price (€2,950)
- Solicitor legal fees: estimated between €1,500 and €2,500 plus VAT and outlays
- Land registration fees: around €130 to €700 depending on the application type
- Property valuation fees: approximately €150 to €300
- Surveyor fees: estimated between €400 and €800 depending on the level of survey
- Annual home insurance: approximately €300 to €600 depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Residents in the Blackrock area frequently highlight the convenience of local transport links, including Dublin Bus routes and the DART, for commuting into the city centre.
- Local community forums often discuss the charm of established residential developments in Stradbrook Hill and surrounding areas for their quiet and mature settings.
- Neighbourhood discussions frequently mention the proximity to Blackrock Village for shopping, dining, and coastal walks.
- Locals note that the area benefits from good access to local parks and sporting facilities, making it appealing for various demographics.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a one-bedroom apartment with a floor area of 37 square metres, which offers very limited space for young children.
- Teenagers2/10
A single-bedroom layout of 37 square metres lacks the necessary privacy and space required for teenagers.
- Multi-generational Living1/10
With only one bedroom and 37 square metres of space, multi-generational living is not feasible.
- Single Buyers9/10
The compact one-bedroom layout, manageable size, and convenient Blackrock location make this an excellent choice for a single buyer.
- Couples6/10
While it can accommodate a couple, the 37 square metre floor area is quite tight for two people long-term.
- Empty Nesters8/10
The manageable single-level apartment living with low maintenance appeals well to empty nesters looking to downsize.
- Retirees7/10
Being on the third floor might pose accessibility challenges if lift access is limited, but the low-maintenance nature is otherwise suitable for retirees.
Work
3 areas- Remote Working7/10
The living and dining room offers dual-aspect natural light and space for a compact home office setup, complemented by large attic storage.
- Hybrid Commuting8/10
Convenient public transport links and ample on-site parking make hybrid commuting into Dublin practical.
- Retired7/10
Low-maintenance apartment living suits retirement, though third-floor access should be considered.
Practical
8 areas- Ageing in Place4/10
Being located on the third floor without confirmed elevator access presents mobility challenges for ageing in place.
- Low Maintenance9/10
A 37 square metre one-bedroom apartment with managed communal grounds requires minimal upkeep.
- Secure Gated Entry5/10
The listing notes an established residential development with ample parking, but specific secure gated entry features should be verified.
- Minimalist Design8/10
The compact 37 square metre footprint naturally lends itself to a minimalist, efficient lifestyle.
- Flexible Floor Plans4/10
The layout is fixed with a separate kitchen, central hallway, and single bedroom, offering limited flexibility.
- Heritage Home2/10
This is a standard third-floor apartment in a residential development rather than a traditional heritage property.
- Ecological Setup5/10
The property holds a BER rating of C, indicating average energy efficiency with potential for future upgrades.
- Outdoor areas6/10
Residents benefit from a large communal garden to the rear of the development and an outdoor storage unit, though there is no private balcony or garden.
Interests
9 areas- Gardening4/10
There is no private garden, though residents have access to a large communal garden on-site.
- Walking7/10
Proximity to local shops and public transport links supports a walking-friendly lifestyle in the surrounding area.
- Gym6/10
Local sporting facilities and amenities in the Blackrock area provide options for gym-goers.
- Cycling6/10
The suburban location offers reasonable road networks for cycling, though secure bicycle storage arrangements should be verified.
- Golf6/10
There are established sporting facilities and golf courses within the broader South Dublin region.
- Fishing3/10
The coastal location offers some marine access, but the property is primarily suburban with no specific fishing advantages.
- Horse Riding2/10
An apartment development in Blackrock is entirely unsuited for equestrian interests.
- Water Sports6/10
Proximity to the Dublin coastline allows for reasonable access to various water sports activities.
- Entertaining4/10
The 37 square metre floor area and separate compact kitchen limit the space available for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated on the third floor in an established residential development surrounded by mature communal grounds, offering a relatively peaceful environment.
- Rural Living1/10
Located in Blackrock, Dublin, this is an urban/suburban setting far removed from rural living.
- Village Living6/10
Proximity to local shops and amenities in Blackrock offers a community feel, though it is fundamentally suburban.
- Coastal Living6/10
Blackrock provides reasonable proximity to the coast and marine amenities, though the property itself is not directly waterfront.
- Urban Living8/10
Conveniently positioned close to public transport links and local amenities providing straightforward access to the wider Dublin area.
Social
6 areas- Community Involvement6/10
An established residential development with mature communal grounds fosters a settled community atmosphere.
- Café Culture7/10
Proximity to Blackrock provides good access to local cafes, shops, and social spots.
- Nightlife5/10
While local amenities are nearby, vibrant nightlife would typically require travel into central Dublin.
- Health/Wellness groups6/10
Local sporting facilities and community amenities support health and wellness activities in the area.
- Networking Opportunities6/10
Good transport links to Dublin facilitate professional networking and career-focused engagement.
- Tech-Hub Connectivity7/10
Strong connectivity to Dublin makes this a viable base for tech professionals working in the city or remotely.
Listing information
- Agent
- Auctioneera
- Phone
- 01 9038335
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-4BD94BHouseDelve · 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.