17 Hollybrook, Brighton Road, Foxrock, Dublin 18D18XF74
€875,000
2 Bed~2 Bath~140 m²~BER B2
What you'll like:
- Generous floor area: Spanning approximately 140 square meters, this ground floor residence offers exceptional room proportions that surpass typical apartment sizes, providing comfortable single-level living.
- B2 energy rating: The impressive B2 energy performance indicator of 117.63 kWh/m2/yr suggests good thermal efficiency, which should help reduce winter heating bills and improve overall indoor comfort.
- 24-hour concierge: Residents benefit from round-the-clock on-site security and concierge services, enhancing safety, convenience, and peace of mind for daily living or frequent travelers.
- Exclusive resident amenities: The development includes access to a private on-site gym, sauna, and steam room, offering health and wellness facilities just steps from your front door.
- Underground parking allocation: The property features secure underground parking for two cars along with a dedicated lock-up storage space, a valuable asset in this high-demand suburban location.
- Quiet rear positioning: Well-positioned to the rear of the main building, the apartment enjoys a peaceful and private setting away from the main road traffic noise.
- Direct garden access: French doors from the living area open directly via granite steps onto meticulously maintained communal gardens, seamlessly blending indoor and outdoor entertainment spaces.
- Luxurious principal suite: The spacious master bedroom features a dedicated walk-in wardrobe and dressing room area alongside a large en-suite bathroom with both a bath and a double shower.
- Versatile home office: Glass-panelled doors open into a separate study or home office adjoining the main reception, catering perfectly to modern remote work or quiet reading needs.
- Practical utility room: A separate, dedicated utility room located just off the dining area houses laundry appliances and provides essential household storage separate from the main kitchen.
- High-end kitchen appliances: The stylish fitted kitchen comes equipped with integrated Neff appliances, including an electric hob, double oven, and dishwasher, complemented by durable granite countertops.
- Charming breakfast bay window: The kitchen incorporates a delightful bay window framing pleasant views over the communal gardens, creating a bright and inviting space for casual morning dining.
- Walkable village proximity: Foxrock Village is located within a short stroll, offering residents easy access to an excellent selection of local cafés, high-end restaurants, boutiques, and specialist retailers.
- Convenient public transport: The property is exceptionally well connected, with the N11 quality bus corridor nearby and the Carrickmines LUAS stop approximately 1.5 kilometers away for swift city commutes.
- Major shopping centers: Extensive retail choices including Dundrum Town Centre, Cornelscourt, and Stillorgan Shopping Centres are all within a short drive, providing comprehensive shopping convenience.
- Established exclusive development: Constructed around 2002, the Edwardian-inspired Hollybrook scheme comprises only 48 luxurious units, ensuring a high standard of architectural presentation and neighborhood exclusivity.
- Stable asking price: The recorded asking-price history shows a steady holding at €875,000 without erratic fluctuations, indicating a firm initial pricing strategy by the vendor.
- Guest accommodation: A large guest shower room with high-quality sanitary ware and a granite vanity counter is conveniently positioned off the wide entrance hallway for visitors.
- Abundant natural light: Large windows and multiple aspects across the reception rooms and bedrooms ensure the interior spaces remain bright throughout the day while overlooking greenery.
- Secure visitor parking: Dedicated parking provisions for visitors ensure that hosting guests and family members is hassle-free within the gated grounds.
But keep in mind:
- Substantial annual management fees: The management charges of approximately €9,701.09 per annum represent a significant ongoing financial commitment that buyers must factor into their yearly budgeting.
- Ground floor security considerations: As a ground floor property, purchasers should verify the operational security of the windows, doors, and building perimeter despite the 24-hour concierge service.
- Potential ground floor dampness: Ground floor apartments adjacent to extensive lawned communal gardens should be carefully inspected by a surveyor for any signs of rising damp or sub-floor moisture.
- Elevated service charge exposure: High management fees are subject to future increases, and buyers should inspect the management company accounts and sinking fund reports for upcoming capital expenditures.
- Carpeted flooring maintenance: Extensive use of carpeted flooring throughout the hallway, living areas, and bedrooms may require professional cleaning or eventual replacement depending on wear and tear.
- Compact utility room space: The utility room is described as compact, which might limit maneuverability and storage when operating both the washing machine and the separate dryer simultaneously.
- Lack of private balcony: While the property offers direct access to communal gardens, it lacks a private enclosed balcony or terrace area for exclusive outdoor seating.
- Acoustic insulation checks: Buyers should verify soundproofing between the ground floor layout and upper-tier apartments to ensure adequate privacy from overhead footsteps and movement.
- Traffic noise mitigation: Although positioned to the rear, prospective purchasers should visit during peak traffic hours on Brighton Road to assess ambient noise levels from the surrounding area.
- Complex window hardware: The bay window and multiple French doors require careful inspection to ensure hinges, seals, and locking mechanisms are fully airtight and secure.
- En-suite ventilation verification: The internal en-suite bathroom should be checked for adequate mechanical extraction to prevent moisture accumulation and mold growth in the absence of an exterior window.
- Underground garage access: Buyers using oversized vehicles should test the underground parking clearance heights and designated space dimensions to ensure comfortable maneuvering and door opening.
- Lock-up storage security: The included lock-up storage space in the underground garage should be physically inspected for dampness, lighting, and independent security measures.
- Heating system efficiency: The gas-fired central heating boiler should be professionally evaluated for its age, service history, and replacement timeline to prevent unexpected near-term repair costs.
- Complex glazing maintenance: Large glass panels and French doors may incur higher maintenance and cleaning costs, particularly given their exposure to the exterior garden environment.
- Resale liquidity factors: The niche market segment of high-value, high-management-fee luxury apartments in Foxrock may result in longer selling timelines compared to standard family houses.
- Strict management rules: Living in a managed Edwardian-inspired development often entails strict rules regarding pets, exterior alterations, and parking regulations that owners must adhere to.
- High entry price point: At an asking price of €875,000 for a two-bedroom property, buyers are paying a significant premium per square meter tied heavily to the prestigious Foxrock address.
- Limited structural layout flexibility: The interior layout features distinct walled divisions between the kitchen, living room, and study, which may limit opportunities for open-plan reconfiguration.
- Sinking fund adequacy: Due diligence should include a review of the apartment block's sinking fund balance to ensure sufficient reserves are held for major structural repairs like roof or facade maintenance.
Price positioning
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- The asking price for this luxurious apartment initially appears attractively positioned when compared against recent multi-unit sales within the exact same prestigious development, signaling a potentially realistic entry point set to generate competitive interest from prospective downsizers.
- Underpinning valuation signals include its generous 140 square meter footprint, strong B2 energy rating, exclusive 24-hour concierge services, and comprehensive on-site amenities like a gym, sauna, and underground parking spaces.
- Factors that could support such a price involve sustained demand for high-end turnkey properties in Foxrock, whereas the notably high annual management fees might undermine buyer enthusiasm and cap aggressive upward bidding momentum.
- Relevant market context shows consistent transactional activity within the development ranging from the mid-eight hundred thousands upwards, reinforcing the overall soundness of the current asking price strategy within its specific micro-market.
Build Analysis
What we know from similar construction types
- The property is a ground-floor apartment extending to approximately 140 sq.m within the Edwardian-inspired Hollybrook development constructed around 2002.
- The development features 48 apartments and penthouses with amenities such as a 24-hour concierge and security service, an on-site gym, sauna, and steam room.
- A buyer should investigate the management company accounts, sinking fund provisions, and the breakdown of the annual management fees of approximately 9,701.09 euros, particularly given the extensive on-site amenities.
- Verify the specifics of the underground parking allocation and the dedicated lock-up storage space associated with the unit.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,400.
- Explanation: Based on the 140 m² floor area and a B2 BER rating, the property benefits from good energy efficiency, though heating costs will vary depending on individual usage and gas prices.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential, suburban area of South Dublin that appears largely free from heavy industrial pollution concerns.
- Any minor localized environmental queries regarding historical land use or proximity to infrastructure should be independently verified by the prospective buyer.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in the well-established suburb of Foxrock, an area generally elevated above major coastal and major river flood zones in Dublin.
- Official mapping indicates no nearby highlighted flood risk zones, supporting a favourable baseline outlook for the immediate site.
- As a ground floor apartment within the development, surface water accumulation during intense rainfall events remains a general consideration typical of lower-level urban dwellings.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APARTMENT 12 HOLLYBROOK, BRIGHTON ROAD, FOXROCK
- Sale date
- Declared sale price
- €875,000.00
20 HOLLYBROOK, BRIGHTON RD, FOXROCK DUBLIN 18
- Sale date
- Declared sale price
- €1,600,000.00
10 HOLLYBROOK, BRIGHTON RD, FOXROCK
- Sale date
- Declared sale price
- €950,000.00
11 HOLLYBROOK, BRIGHTON RD, FOXROCK DUBLIN 18
- Sale date
- Declared sale price
- €925,000.00
32 HOLLYBROOK, BRIGHTON ROAD, FOXROCK
- Sale date
- Declared sale price
- €845,000.00
Recent sales in the wider Foxrock area
2 SANDYFORD HALL GROVE, SANDYFORD, DUBLIN 18
- Sale date
- Declared sale price
- €885,000.00
1 BIRCH DALE, WESTMINSTER PARK, FOXROCK
- Sale date
- Declared sale price
- €750,000.00
1 CRUAGH COURT, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €711,000.00
32 FOXROCK MANOR, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €1,315,000.00
APT 7 THE VIEW, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €360,000.00
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
17 HOLLYBROOK, BRIGHTON ROAD, FOXROCK DUBLIN 18
- Sale date
- Declared sale price
- €815,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €8,750 — 1% of €875,000.
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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 plus 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 standard mortgage or market valuation.
- Surveyor fees: €500 to €1,200 depending on the level of detail required for the apartment.
- Annual home insurance: €400 to €900 per year depending on the policy coverage and building contents.
Forum Talk
What people are saying about this area
- Residents in Foxrock frequently discuss the appeal of the village's boutique cafes, specialist shops, and restaurants as key lifestyle benefits of the area.
- Local forums often highlight the convenience of transport links, including the proximity of the N11 Quality Bus Corridor and the LUAS green line at Carrickmines for commuting to Dublin city centre.
- Discussions regarding developments along Brighton Road often touch on the leafy character, mature trees, and high-end residential nature of the neighbourhood.
- Community groups note the steady demand for secure, managed apartment complexes in south Dublin from downsizers seeking low-maintenance living without leaving the locality.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a large two-bedroom ground floor apartment with generous living space, but it lacks a private garden, offering only shared communal grounds which may not be ideal for very young children needing enclosed outdoor play space.
- Teenagers4/10
Spacious interior and two double bedrooms provide decent room, though the lack of separate living areas might feel restrictive for teenagers.
- Multi-generational Living3/10
With two bedrooms and a single main living area, the layout is not optimized for multi-generational privacy.
- Single Buyers7/10
A luxurious and secure ground floor apartment offering high-end features, a 24-hour concierge, and convenient access to local amenities.
- Couples8/10
An exceptional layout with a large principal suite, a separate study, and generous reception spaces well-suited for couples.
- Empty Nesters9/10
Designed ideally for downsizing without compromise, featuring single-level ground floor living, security, and concierge services.
- Retirees9/10
Ground floor access, 24-hour concierge, lift access, and proximity to Foxrock Village make this highly suitable for retirees.
Work
3 areas- Remote Working9/10
Includes a dedicated study or home office with glass-panelled doors, perfect for remote working.
- Hybrid Commuting8/10
Well connected with the N11, QBC, M50, and the LUAS at Carrickmines approximately 1.5km away.
- Retired9/10
Fully suitable for a retired lifestyle with low-maintenance living and comprehensive security features.
Practical
8 areas- Ageing in Place9/10
Ground floor positioning, lift access, secure entry, and 24-hour concierge make this exceptionally friendly for ageing in place.
- Low Maintenance8/10
Apartment living with managed communal grounds means exterior upkeep is fully handled, though high annual management fees apply.
- Secure Gated Entry10/10
Features a unique 24-hour concierge and security service alongside gated underground parking.
- Minimalist Design7/10
Spacious open-plan reception areas lend themselves well to a clean, contemporary aesthetic.
- Flexible Floor Plans7/10
Includes a versatile study/home office space adjoining the main living areas.
- Heritage Home5/10
Set within an Edwardian-inspired development constructed around 2002, blending classic style with modern build standards.
- Ecological Setup7/10
Benefits from a strong B2 energy rating, indicating efficient thermal performance.
- Outdoor areas6/10
Direct access to extensive communal gardens and a private patio step area, though lacking a private enclosed garden.
Interests
9 areas- Gardening4/10
Features direct access to meticulously maintained communal gardens, though there is no private garden to cultivate.
- Walking7/10
Walking distance to Foxrock Village and nearby suburban paths, with pleasant local strolling routes.
- Gym8/10
Residents benefit from an exclusive on-site gym, sauna, and steam room within the development.
- Cycling6/10
Good road connectivity and accessible suburban routes, though storage is primarily in a communal underground facility.
- Golf7/10
Proximity to several well-regarded South Dublin golf clubs in the surrounding area.
- Fishing2/10
No notable local fishing amenities directly associated with this suburban setting.
- Horse Riding4/10
Equestrian facilities are available further afield in the broader Dublin and Wicklow mountains region.
- Water Sports3/10
Inland location requires travel to the coast for water sports activities.
- Entertaining8/10
An impressive L-shaped living and dining room with French doors opening to communal areas makes this great for hosting.
Lifestyle
5 areas- Quiet Living8/10
Positioned to the rear of the development overlooking peaceful communal gardens, offering a tranquil environment.
- Rural Living2/10
Located in an established suburban development rather than a rural setting.
- Village Living9/10
Within easy walking distance of Foxrock Village, providing excellent local shops, cafes, and restaurants.
- Coastal Living3/10
Situated in an inland suburban location rather than a coastal area.
- Urban Living6/10
Offers convenient suburban apartment living with good transport links into the wider city region.
Social
6 areas- Community Involvement7/10
Active local community in Foxrock with regular village events and social groups.
- Café Culture9/10
Foxrock Village is just a short stroll away, offering a rich selection of cafes and specialist retailers.
- Nightlife4/10
Limited local nightlife within the immediate village, requiring travel into nearby suburban hubs or the city centre.
- Health/Wellness groups7/10
On-site gym and wellness amenities, alongside local fitness classes in the surrounding area.
- Networking Opportunities6/10
Affluent local demographic offers good professional networking potential within the neighbourhood.
- Tech-Hub Connectivity7/10
Broadband availability and straightforward transit links to major business parks in South Dublin.
Listing information
- Agent
- Sherry FitzGerald Foxrock
- Phone
- 01 289 4386
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-15C247HouseDelve · 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.