17, Block B, The Gateway, Student Village, Ballymun, Dublin 9., Ballymun, Dublin 9D09T328
€260,000
4 Bed~1 Bath~80 m²~BER C
What you'll like:
- Attractive Gross Yield: The advertised gross income of over twenty-four thousand euros delivers a solid return that immediately catches investor attention for cash flow potential.
- Manageable Net Return: The estimated net yield of nearly seven percent factors in operational costs, offering a realistic picture of annual profit margins for prospective buyers.
- Hands Off Investment: The property is fully managed, eliminating landlord headaches related to daily maintenance, tenant turnover, and routine property upkeep issues.
- Proximity to Universities: Being situated close to major higher education institutions ensures a continuous and reliable pool of student tenants year after year.
- Public Transport Links: Major bus routes located directly on the doorstep provide easy and efficient travel connections into the heart of the capital.
- Secure Access Systems: Electronic key entry, on-site CCTV coverage, and continuous staff support create a safe living environment that parents strongly value.
- On Site Amenities: The inclusion of a recently finished launderette and bike storage facilities enhances day to day convenience for student residents living here.
- Spacious Floor Area: Providing approximately eighty square meters of living space, this corner apartment accommodates multiple occupants comfortably without feeling overcrowded.
- Double Glazed Windows: Fitted glazing helps improve thermal insulation and dampens external noise, contributing to a more comfortable indoor living environment.
- Gas Fired Heating: Reliable central heating provides efficient warmth throughout the cold winter months, keeping student residents comfortable year round.
- Fully Let Status: Current occupancy means rental income flows immediately from day one without any initial void periods or marketing delays.
- Strong Student Demand: The ongoing housing shortage in the capital ensures steady rental demand from students seeking secure accommodation near campus locations.
- Corner Apartment Layout: Positioning as a corner unit typically allows for extra natural light and potentially fewer shared party walls than interior units.
- Included Furnishings: The apartment comes fully equipped with beds, desks, and kitchen appliances, avoiding the need for additional capital expenditure upfront.
- Established Management Structure: An existing professional management company handles development upkeep, reducing the burden on individual property owners.
- Stable Asking Price: Recorded pricing history shows zero variance from the initial listing figure, indicating a firm seller position on valuation.
- Secure Parking Available: Underground parking spaces available for rent add an extra layer of convenience and potential secondary income generation.
- Compact Kitchen Area: The open plan kitchen and living setup maximizes usable space and encourages shared social interaction among occupants.
- Standard BER Rating: A C energy rating indicates decent baseline efficiency, though future upgrades could potentially improve thermal performance further.
- Professional Representation: Managed by an established estate agency, ensuring structured communication and transparent initial documentation for interested buyers.
But keep in mind:
- Investor Restrictions Only: The designated student housing model restricts traditional residential buyers, significantly limiting the eventual resale market pool.
- Financing Complexities: Specialist student investment units often face stricter lending criteria or higher deposit requirements from mainstream mortgage providers.
- Management Fee Impact: Ongoing development and rental management fees erode gross revenues, making careful review of actual service charge accounts essential.
- Wear and Tear Risks: High tenant turnover typical of student lets can lead to accelerated interior wear, requiring regular furniture and painting budgets.
- Single Room Configurations: The layout is strictly optimized for student bedsits, making it unsuitable for traditional family use or standard long term letting.
- Potential Void Periods: Reliance on the academic calendar means summer months may occasionally require strategic management to maintain continuous cash flow.
- Lack of Price Flexibility: The stable asking price history suggests the vendor is unlikely to accept significant discounts below the advertised threshold.
- Future Regulatory Risks: Changes in student accommodation policies, tax rules, or tenancy legislation could impact future profitability and asset values.
- Maintenance Cost Uncertainty: Buyers should independently verify historical maintenance outlays to ensure sinking funds are adequate for major capital repairs.
- Sublease and Pooling Restrictions: Investors must carefully check the master lease or pooling agreement terms to understand restrictions on owner usage.
- Limited Bathroom Facilities: Having only one bathroom shared across multiple occupants could create bottlenecks during peak morning preparation hours.
- Localized Market Dependency: Property value and rental demand are heavily tied to the fortunes and expansion plans of nearby universities.
- Exit Strategy Challenges: Selling a specialized institutional investment property can take longer than standard residential properties on the open market.
- Insurance Premium Costs: Multi-unit student developments sometimes attract higher commercial building insurance premiums which affect net operating income.
- Common Area Wear: Shared internal hallways and courtyard spaces rely on effective management oversight to prevent degradation from high foot traffic.
- Verifier Due Diligence Needed: Buyers must thoroughly audit the actual net income figures provided by the selling agent against certified accounts.
- Ballymun Location Profile: While improving, buyers should assess the wider neighborhood regeneration progress and local amenities to gauge long term prospects.
- Single Parking Ratio: With only one parking space referenced, multiple vehicle households will need to look elsewhere for secondary parking solutions.
- Strict Tenancy Management: Owners have very little personal control over tenant selection due to the hands-off centralized management structure in place.
- Yield Squeeze Pressures: Rising inflation and contractor costs could outpace rental growth, putting downward pressure on net yields over time.
Price positioning
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- The asking price appears attractively positioned relative to general residential norms, primarily driven by its targeted student-accommodation classification which severely restricts conventional mortgage financing and inherently limits the pool of prospective retail buyers.
- Valuation signals strongly reflect a specialized investment asset boasting a high advertised gross yield alongside fully managed operational structures, yet simultaneously highlight the risk discount mandated by niche student village complexes compared to standard housing.
- Factors that could strongly support such a valuation include sustained rental income stability and robust institutional demand near major universities, whereas regulatory changes regarding student rentals or management cost inflation could undermine viability.
- Additional relevance stems from the property type offering a hands-off commercial return profile rather than typical owner-occupier residential utility, which significantly shifts its pricing comparables toward commercial yield metrics rather than square-meter domestic averages.
Build Analysis
What we know from similar construction types
- The property is described as a purpose-built student accommodation apartment within a managed complex, featuring gas-fired central heating and double-glazed windows.
- Buyers should investigate the specific management company rules, block management fees, sinking fund provisions, and any restrictions on owner occupancy or financing due to its status as designated student housing.
- Verify compliance with local planning and fire safety regulations applicable to multi-unit student developments.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: Given the property has a floor area of approximately 80 square metres and a BER rating of C, gas-fired central heating usage will vary based on insulation retention and occupant habits, though standard apartment layouts generally require moderate energy input compared to detached houses.
Pollution Safe
8/10Environmental situation to investigate
- The location appears generally free from major heavy industrial pollution or active large-scale landfill sites based on regional environmental mapping.
- As an urban setting, typical urban air quality considerations apply, and buyers should verify local municipal environmental reports for any historical legacy industrial sites nearby.
Flood Safe
8/10Water overflow reports to follow up
- General flood risk mapping indicates that the wider Ballymun area has a relatively low overall likelihood of widespread river or coastal flooding.
- Localised surface water pooling during extreme weather events is a common urban characteristic, so buyers are advised to check specific drainage reports for the immediate development.
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 The Gateway area
7 GLENTOW ROAD, WHITEHALL, DUBLIN 9
- Sale date
- Declared sale price
- €463,000.00
1 PROSPECT COURT, 70 PROSPECT AVE, GLASNEVIN DUBLIN 9
- Sale date
- Declared sale price
- €414,000.00
PADUA, 106 ELM MOUNT AVE, BEAUMONT DUBLIN 9
- Sale date
- Declared sale price
- €641,000.00
23 CLONMEL RD, GLASNEVIN AVE, DUBLIN 9
- Sale date
- Declared sale price
- €565,000.00
29 SHANTALLA DR, BEAUMONT, DUBLIN 9
- Sale date
- Declared sale price
- €500,000.00
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: €2,600 — 1% of €260,000.
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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: €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or standard valuation report.
- Surveyor fees: €400 to €1,000 depending on the level of detailed structural survey required.
- Annual home insurance: €350 to €700 depending on the level of contents and building cover chosen.
Forum Talk
What people are saying about this area
- Residents and local forums frequently highlight the convenience of the Ballymun area for students attending Dublin City University (DCU) and nearby higher education institutions.
- Discussions on community boards often mention the strong presence of rental and investment properties around student hubs like Ballymun.
- Local transport links, particularly the frequent bus services running directly into Dublin city centre, receive regular positive mentions from commuters and students.
- Community groups note ongoing local regeneration efforts and retail developments aimed at improving amenities in the broader Ballymun district.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children1/10
This property is sold strictly as a hands-off student accommodation investment within a student village complex, making it completely unsuitable for raising young children.
- Teenagers1/10
The unit is designed and let exclusively as student housing, which is inappropriate for family-based teenagers.
- Multi-generational Living1/10
The property functions as a student rental investment with standard student configuration and cannot accommodate multi-generational family living.
- Single Buyers4/10
While a single investor could purchase the property for its rental yield, it is not suitable as a primary residence due to its commercial student-let status.
- Couples2/10
The apartment is configured and tenanted as student accommodation, rendering it unviable as a home for couples.
- Empty Nesters2/10
As a dedicated student investment property, it does not align with the lifestyle needs of empty nesters seeking a home for themselves.
- Retirees2/10
The property is marketed as an investor-only student accommodation asset rather than a suitable retirement home.
Work
3 areas- Remote Working2/10
Because the property is tenanted under a hands-off student management scheme, an owner cannot use it for personal remote working.
- Hybrid Commuting8/10
For an investor commuting into Dublin City Centre, major bus routes on the doorstep provide excellent connectivity.
- Retired2/10
Not applicable for a retiree looking for a residence, though it can serve as a passive income asset managed entirely by third parties.
Practical
8 areas- Ageing in Place2/10
The property is a multi-room student apartment designed for young scholars rather than lifetime accessibility for older occupants.
- Low Maintenance10/10
Promoted as a hands-off investment with block management, rental management, and maintenance handled entirely by operators, offering exceptionally low operational effort for the investor.
- Secure Gated Entry9/10
The development features key card security on doors, electronic access, a CCTV system, and 24-hour staff support.
- Minimalist Design7/10
Student-focused interiors with built-in study desks, wardrobes, and functional kitchen areas naturally reflect a minimalist and utilitarian layout.
- Flexible Floor Plans3/10
The layout is strictly partitioned into multiple single student bedrooms, a kitchen/living area, and a bathroom, offering very little layout flexibility.
- Heritage Home1/10
This is a modern purpose-built student village apartment rather than a period or heritage property.
- Ecological Setup4/10
The property holds a C BER rating, indicating standard energy efficiency with double-glazed windows and gas-fired central heating, though buyers should investigate potential upgrade paths.
- Outdoor areas5/10
Residents benefit from a managed landscaped courtyard, though there is no private outdoor garden space attached exclusively to the unit.
Interests
9 areas- Gardening2/10
The property features shared landscaped courtyards maintained by management rather than private garden spaces for individual cultivation.
- Walking5/10
Urban walking routes and proximity to local amenities exist, but the location is primarily built up and transit-oriented.
- Gym6/10
Urban locations in Dublin typically offer access to fitness facilities nearby, though on-site amenities focus on student services like launderettes and study spaces.
- Cycling7/10
The development provides ample bike storage facilities, and the urban location is accessible by bicycle, though riders should verify local cycling infrastructure safety.
- Golf3/10
The dense urban setting offers limited immediate access to golf courses without traveling further afield.
- Fishing1/10
There are no notable fishing opportunities in the immediate vicinity of this urban student complex.
- Horse Riding1/10
Equestrian facilities are absent from this densely populated urban environment.
- Water Sports2/10
Inland urban location with no direct access to water sports infrastructure.
- Entertaining2/10
The apartment is fully let to students under a managed scheme, preventing an owner from using the space for personal entertaining.
Lifestyle
5 areas- Quiet Living3/10
Located in a student village complex with high student density, shared amenities, and active transport links, it is unlikely to offer a quiet residential environment.
- Rural Living1/10
The property is situated in an urban student village setting in Dublin 9, far removed from rural living.
- Village Living4/10
While part of a self-contained student 'village' with on-site facilities, it lacks the characteristics of a traditional community village.
- Coastal Living1/10
The location in Ballymun, Dublin offers no proximity to coastal environments.
- Urban Living8/10
Positioned within easy reach of Dublin City Centre with robust public transport connections and proximity to universities, it strongly suits an urban-adjacent investment model.
Social
6 areas- Community Involvement5/10
The complex fosters a student community vibe with shared facilities, but traditional long-term neighborhood community involvement is minimal.
- Café Culture6/10
Proximity to educational institutions like DCU brings local amenities, though true cafe culture requires traveling closer to central Dublin.
- Nightlife7/10
Being a student village near major universities and 15 minutes from Dublin City Centre places the location near active student nightlife.
- Health/Wellness groups5/10
Typical urban availability of wellness options exists nearby, though university campus facilities primarily serve the student residents.
- Networking Opportunities6/10
Good connectivity to universities and tech hubs in Dublin supports professional and academic networking for investors interested in the student rental sector.
- Tech-Hub Connectivity8/10
The development offers campus high-speed WiFi and strong digital connectivity suited to student needs and modern management.
Listing information
- Agent
- Property Team Lappin Estates
- Phone
- 01 882 5730
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-134ABDHouseDelve · 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.