Photograph 1 of 10 of 17 The Rectory, Stepaside, Dublin 18
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17 The Rectory, Stepaside, Dublin 18D18D8Y3

€365,000

2 Bed~1 Bath~70 m²~BER C

What you'll like:

  • Bright own-door access: The property features a private ground-level entrance which enhances privacy and eliminates shared internal hallways, offering a house-like feel for everyday living.
  • Spacious open layout: The kitchen, dining, and living areas flow seamlessly together, creating an expansive environment that is ideal for modern entertaining and comfortable daily routines.
  • Generous double bedrooms: Both bedrooms are sized comfortably to accommodate double beds and storage furniture, ensuring flexibility for family members, guests, or home-office setups.
  • Excellent condition throughout: Maintained to a high standard, the interior requires minimal immediate capital expenditure, allowing buyers to move in smoothly without costly refurbishment works.
  • Scenic communal views: Large windows provide pleasant outlooks across the meticulously maintained central grounds, enhancing the overall aesthetic and bringing natural greenery directly inside.
  • Convenient village proximity: Situated just off the main road, the residence puts local specialist shops, cafes, and essential services within an easy and safe walking distance.
  • Crèche within development: Having an on-site childcare facility adds exceptional everyday convenience for young families, saving valuable time during busy morning school runs.
  • Abundant local parks: Fernhill Park and Gardens offer nearby green space for weekend strolls and outdoor recreation, significantly elevating the immediate lifestyle appeal for residents.
  • Dublin Mountain trails: Proximity to scenic walking routes in the nearby uplands provides fantastic weekend hiking opportunities for nature enthusiasts and active outdoor lifestyle seekers.
  • Nearby retail hubs: Major shopping destinations like Carrickmines Retail Park and Dundrum Town Centre are easily accessible, offering a vast array of high-street retail and dining options.
  • Established business parks: The close proximity to major employment centres such as Sandyford Business Park ensures shortened commuting times and strong future rental demand for investors.
  • Excellent public transport: The nearby LUAS green line and frequent local bus routes provide reliable, traffic-free connectivity directly into the heart of Dublin city centre.
  • Rapid motorway access: Proximity to the M50 and N11 corridors facilitates swift driving access to the national road network and surrounding counties for regular commuters.
  • Diverse educational choices: A wide selection of reputable local primary and secondary schools are situated within a short radius, supporting long-term family planning needs.
  • Stable asking price: Recorded asking price history shows steady pricing at three hundred sixty-five thousand euros with no erratic fluctuations, suggesting a confident and realistic vendor strategy.
  • Manageable floor area: Extending to seventy square metres, the compact layout ensures lower utility bills and straightforward cleaning routines while still offering practical room proportions.
  • Desirable suburban address: Located in a sought-after south county Dublin postal district, the property generally holds its capital value well through various economic property cycles.
  • Leisure facility proximity: Numerous nearby golf courses, tennis clubs, and rugby grounds provide fantastic opportunities for sport and social club engagement within the immediate locality.
  • Turnkey investment potential: The strong rental demand in this well-serviced suburb makes the property an attractive proposition for buy-to-let investors seeking immediate tenancy uptake.
  • Low maintenance exterior: Apartment living frees the occupant from heavy exterior upkeep duties like roof repairs and garden landscaping, ensuring hassle-free weekend leisure time.

But keep in mind:

  • Moderate energy rating: The C energy rating indicates that thermal efficiency may lag behind modern building standards, meaning buyers should budget for future insulation or heating upgrades.
  • Single bathroom limitation: A single shared bathroom servicing both double bedrooms could create morning bottlenecks for busy households or when hosting overnight guests.
  • Management fee exposure: Owning an apartment incurs mandatory annual service charges for communal upkeep, and buyers must verify these ongoing costs to protect future operating budgets.
  • Potential rental caps: Designated rent pressure zone rules may apply to this area, which could limit potential rental income growth for prospective buy-to-let property investors.
  • Parking provision uncertainty: The listing details do not specify dedicated parking allocations, so buyers must verify if a designated space is included with the title deeds.
  • Lack of private balcony: The absence of a private outdoor balcony or patio restricts direct personal outdoor sitting space, relying entirely on shared communal lawns for fresh air.
  • First-floor noise risk: Depending on the exact structural block layout, upper or adjacent units could transmit impact noise, making acoustic insulation checks prudent during viewings.
  • Grounds maintenance levies: Buyers should investigate whether any upcoming capital works are planned by the owners management company that might trigger special assessments or extra fees.
  • Peak traffic congestion: Enniskerry Road and nearby junction feeders can experience heavy peak-hour commuting delays, which might impact journey times despite nearby transit links.
  • Limited indoor storage: The property lacks dedicated utility rooms or internal storage pantries, meaning bulk household items must be accommodated within standard bedroom wardrobes.
  • Staircase accessibility limits: If the property involves external or internal stairs to reach the living quarters, accessibility could become an issue for individuals with mobility challenges.
  • Waste management costs: Communal bin storage arrangements and associated collection fees should be verified to understand exact monthly outlays beyond basic utility bills.
  • Future local development: Surrounding unbuilt pockets in the wider suburban area could face future construction projects, potentially altering local views, traffic patterns, and neighbourhood density.
  • Insurance cost variations: Apartment buildings require block insurance policies, and recent industry trends in premium hikes should be checked against the management company accounts.
  • Cottage industry reliance: Dependence on local village shops for daily groceries may require traveling further afield to major supermarkets for a wider and more economical selection.
  • Commuter transit crowding: The nearby LUAS and bus services can experience heavy passenger volumes during peak morning rushes, affecting comfort levels for daily city commuters.
  • Bicycle storage questions: Secure undercover bicycle parking facilities may not be readily available on-site, posing a challenge for cycling commuters or outdoor enthusiasts.
  • Pet policy restrictions: Management company rules might impose strict limits or outright bans on keeping certain pets within the development, which matters greatly for animal owners.
  • Window ventilation performance: Standard C-rated double glazing should be inspected for condensation risks and seal integrity to ensure adequate thermal retention through winter months.
  • Resale market competition: The high volume of similar apartment units in the wider district means sellers often face stiff competition when eventually trying to exit the market.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks moderately undervalued compared with the available evidence.
  • The asking price appears somewhat undervalued when benchmarked against recent verified sales figures recorded for similar properties in the immediate development, which have consistently achieved noticeably higher amounts during recent months.
  • Signals of under-valuation include a steady baseline asking price of three hundred and sixty-five thousand euros that sits comfortably below multiple transactions exceeding three hundred and eighty thousand euros nearby, suggesting potential for competitive bidding.
  • Market confidence, high demand for suburban own-door apartments, and strong transport connectivity strongly support this pricing strategy, though potential buyers might scrutinize the C energy rating as a factor requiring future expenditure.
  • Relevant considerations also involve historical purchase trends showing substantial capital appreciation since two thousand and eighteen, indicating that current marketing tactics are designed to attract maximum interest and drive transactional velocity.

Build Analysis

What we know from similar construction types

  • The property is a two-bedroom own-door apartment extending to approximately 70 square metres, featuring an open-plan kitchen, dining, and living area.
  • As an own-door apartment, a buyer should investigate management company responsibilities, annual service charges, and sinking fund contributions for the upkeep of the communal grounds and exterior building structure.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €800 to €1,100.
  • Explanation: Given the 70 m² floor area and a C BER rating, heating efficiency is moderate, meaning standard energy consumption for a two-bedroom apartment of this size.

Pollution Safe

9/10

Environmental situation to investigate

  • The area is primarily residential and suburban, appearing largely free from major industrial pollution concerns or active heavy manufacturing sites.
  • Any historical land uses or proximity to regional infrastructure should be independently verified by the buyer as part of standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The location is situated in an elevated suburban setting towards the foothills of the Dublin Mountains, generally lowering the direct risk of widespread river or coastal flooding.
  • Buyers should consult local authority flood maps and carry out environmental searches to verify surface water drainage or localized pooling risks.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 38 THE RECTORY, ENNISKERRY ROAD, STEPASIDE

    Sale date
    Declared sale price
    €433,000.00
  • 139 THE RECTORY, ENNISKERRY RD, STEPASIDE DUBLIN 18

    Sale date
    Declared sale price
    €395,500.00
  • 55 THE RECTORY, STEPASIDE, DUBLIN

    Sale date
    Declared sale price
    €391,000.00
  • 51 THE RECTORY, ENNISKERRY RD, STEPASIDE DUBLIN 18

    Sale date
    Declared sale price
    €425,000.00
  • 116 THE RECTORY, STEPASIDE, DUBLIN

    Sale date
    Declared sale price
    €380,000.00

Recent sales in the wider Stepaside area

  • 2 SANDYFORD HALL GROVE, SANDYFORD, DUBLIN 18

    Sale date
    Declared sale price
    €885,000.00
  • 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
  • APT 2 CAIRNBROOK VIEW, GLENAMUCK RD, CARRICKMINES DUBLIN 18

    Sale date
    Declared sale price
    €471,000.00

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 THE RECTORY, ENNISKERRY RD, STEPASIDE DUBLIN 18

    Sale date
    Declared sale price
    €298,000.00

Buyer fees*

Associated expenses guide

  • Estimated stamp duty: €3,650 — 1% of €365,000.
    ?
    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 outlay and VAT.
  • Land registration fees: €400 to €800 depending on the property value and registration type.
  • Property valuation fees: €150 to €250 for a standard mortgage valuation.
  • Surveyor fees: €350 to €600 depending on the level of detail required for the apartment.
  • Annual home insurance: €300 to €600 depending on the level of contents and building cover chosen.

Forum Talk

What people are saying about this area

  • Residents frequently discuss the vibrant community feel of Stepaside village, highlighting the convenience of having local shops and cafes within walking distance.
  • Transport discussions often focus on the efficiency of the LUAS Green Line at Glencairn and local bus routes, though peak traffic on the Enniskerry Road remains a common talking point.
  • Families in the area often praise the proximity to outdoor amenities like Fernhill Park and Gardens and various walking trails in the Dublin Mountains.
  • Local forums regularly note the strong selection of schools and childcare facilities, making the neighbourhood popular with couples and small families.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The apartment has two generous double bedrooms and a creche located within the development, making it convenient for young families.

    7/10
  • Teenagers

    With 70 square metres of living space, two teenagers might find sharing the apartment a bit tight as they grow older.

    5/10
  • Multi-generational Living

    A two-bedroom apartment of 70 square metres offers limited space and privacy for multi-generational households.

    2/10
  • Single Buyers

    The two-bedroom own-door layout is ideal for single buyers looking for extra space or a home office.

    9/10
  • Couples

    An open-plan kitchen, dining, and living room paired with two double bedrooms provides a comfortable setting for couples.

    9/10
  • Empty Nesters

    Being a bright and spacious own-door apartment with low maintenance requirements suits empty nesters looking to downsize.

    8/10
  • Retirees

    The property offers manageable single-level living in a popular location, though buyers should verify the exact floor level and access requirements.

    7/10

Work

3 areas
  • Remote Working

    Having two bedrooms allows one to easily be converted into a dedicated home office for remote working setups.

    9/10
  • Hybrid Commuting

    With the LUAS Green Line at Glencairn, Dublin Bus routes, and the M50 nearby, hybrid commuting into the city is well-supported.

    8/10
  • Retired

    The manageable apartment size and local village amenities make it a practical option for those in retirement.

    8/10

Practical

8 areas
  • Ageing in Place

    Single-level own-door apartment living is convenient for ageing in place, though buyers should check if stairs or elevators are involved.

    7/10
  • Low Maintenance

    Apartment living with maintained communal grounds ensures minimal exterior upkeep for the owner.

    9/10
  • Secure Gated Entry

    Buyers should verify whether the development features secure gated entry or standard residential access.

    5/10
  • Minimalist Design

    The 70 square metre floor plan encourages a streamlined, clutter-free lifestyle.

    8/10
  • Flexible Floor Plans

    The layout features a well-configured open-plan living area and two double bedrooms with limited structural flexibility.

    6/10
  • Heritage Home

    The property is a modern apartment rather than a period or heritage home.

    2/10
  • Ecological Setup

    The property holds a C BER rating, meaning buyers may want to investigate energy efficiency upgrades to improve environmental performance.

    6/10
  • Outdoor areas

    While private outdoor space is limited, the property benefits from views overlooking well-maintained communal grounds and nearby Fernhill Park.

    6/10

Interests

9 areas
  • Gardening

    As an apartment overlooking communal grounds, private gardening space is absent, though the nearby Fernhill Park satisfies outdoor interests.

    4/10
  • Walking

    Proximity to interesting walking trails in the nearby Dublin Mountains makes this an exceptional location for walking enthusiasts.

    9/10
  • Gym

    Convenient access to local amenities and nearby business parks provides good options for fitness and gym facilities.

    7/10
  • Cycling

    Main roads like the Enniskerry Road offer cycling routes, though riders should navigate suburban traffic conditions carefully.

    6/10
  • Golf

    Numerous golf courses are located within the surrounding locality, offering great choices for golf players.

    8/10
  • Fishing

    The location is primarily suburban, so dedicated fishing spots require travel outside the immediate area.

    3/10
  • Horse Riding

    Proximity to the Dublin Mountains offers access to rural activities, though buyers should verify local equestrian facilities.

    5/10
  • Water Sports

    Inland suburban location means water sports require travelling toward the coast or designated reservoirs.

    2/10
  • Entertaining

    The open-plan kitchen, dining, and living room layout provides a great social space for hosting friends and family.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Overlooking well-maintained communal grounds, the apartment provides a peaceful residential atmosphere while remaining central.

    8/10
  • Rural Living

    Located in the heart of Stepaside with immediate access to village amenities, this is a suburban rather than rural setting.

    3/10
  • Village Living

    Stepaside village amenities are right on the doorstep, offering specialist shops, restaurants, and a strong community feel.

    9/10
  • Coastal Living

    The property is situated inland in the foothills of the Dublin Mountains, far from coastal amenities.

    2/10
  • Urban Living

    While close to Sandyford Business Park and transport links to Dublin City Centre, the immediate setting retains a suburban village charm.

    6/10

Social

6 areas
  • Community Involvement

    Stepaside village offers a tight-knit community atmosphere with local events and active neighbourhood groups.

    7/10
  • Café Culture

    An excellent variety of specialist shops and restaurants are located right on the doorstep in the heart of the village.

    8/10
  • Nightlife

    The immediate area is more residential and village-focused, meaning extensive nightlife options require travel toward the city centre.

    4/10
  • Health/Wellness groups

    Local parks and community facilities support various health and wellness activities in the neighbourhood.

    7/10
  • Networking Opportunities

    Proximity to Sandyford Business Park provides solid professional networking and employment connections.

    6/10
  • Tech-Hub Connectivity

    Being close to Sandyford Business Park ensures strong connectivity to major technology and corporate employers.

    8/10

Listing information

Agent
DNG Stillorgan
Phone
01 283 2700
Current status
active
Published on HouseDelve
17 October 2026
Correction
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Property reference: HD-F2D8F3HouseDelve · Republic of Ireland

Report 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.