188 Seven Oaks, Sarsfield Road, Kilmainham, Dublin 10D10E685
€375,000
2 Bed~1 Bath~90 m²~BER B2
What you'll like:
- Energy efficient rating: The property boasts a strong B2 BER rating, which helps ensure lower heating costs and indicates good overall thermal insulation for the buyer.
- Generous floor area: Spanning approximately ninety square meters, this apartment offers exceptionally spacious living accommodations compared to standard two-bedroom properties in the surrounding urban neighborhood.
- Abundant natural light: Dual-aspect windows in the main living space flood the interior with daylight throughout the day, creating a bright and welcoming atmosphere for residents.
- Private outdoor space: A large west-facing balcony provides an ideal retreat for afternoon and evening sun, perfectly suited for outdoor dining, entertaining, or relaxing.
- Secure designated parking: The inclusion of a gated and secure undercroft parking space offers valuable convenience and peace of mind for vehicle owners in the city.
- Turnkey presentation: The interior is finished to a high standard with contemporary fixtures, including a stylish media wall and engineered wood flooring, requiring minimal upfront work.
- Modern kitchen design: Fitted with contemporary matching units, under-cabinet lighting, and integrated appliances, the kitchen is both practical and visually appealing for daily cooking needs.
- Quality bathroom finishes: The well-appointed bathroom features floor-to-ceiling tiling, a deep-fill bath, and a mains-fed shower, creating a sleek and modern environment for residents.
- Dual double bedrooms: Both bedrooms are generously proportioned doubles equipped with built-in wardrobes, providing ample accommodation for occupants, guests, or a home office setup.
- Ample internal storage: A large hot press and built-in storage cupboards offer practical solutions to keep living spaces organized and clutter-free for the new homeowner.
- Proximity to transit: The nearby LUAS Red Line provides swift and convenient access to the city centre, Heuston Station, and the IFSC for daily commuters.
- Extensive bus connections: Numerous Dublin Bus routes service the local area, offering buyers flexible and reliable public transportation options across the wider metropolitan region.
- Major road access: The nearby M50, N4, and N7 road networks ensure straightforward driving access to all parts of Dublin and surrounding counties for motorists.
- Green space nearby: Residents can enjoy nearby Phoenix Park, the Memorial Gardens, and the Grand Canal, offering superb opportunities for outdoor recreation, walking, and jogging.
- Direct park access: A footbridge located just across the road provides direct pedestrian access to the tranquil War Memorial Gardens for a scenic riverside walking environment.
- Healthcare proximity: Leading healthcare facilities, including St. James's Hospital and the new Children's Hospital Ireland campus, are situated close by for ultimate medical convenience.
- Cultural landmarks: Proximity to historical sites like the Royal Hospital Kilmainham and Heuston Station adds long-term residential appeal and character to the local neighborhood.
- Well-maintained grounds: The development features beautifully landscaped communal gardens that enhance the aesthetic appeal and provide a pleasant outlook from the balcony.
- Stable asking price: The recorded asking price has remained steady at €375,000 without upward revisions, potentially indicating a straightforward seller approach or realistic initial pricing strategy.
- Established residential setting: The location successfully combines city convenience with an established neighborhood feel, making it attractive for both owner-occupiers and long-term investors.
But keep in mind:
- Annual service charges: The property incurs an annual service charge of €1,925, which buyers must factor into their ongoing monthly budgeting and ownership costs.
- Gas boiler maintenance: The central heating gas boiler is housed inside a bedroom storage cupboard, meaning buyers should inspect its condition and ensure adequate servicing access.
- Single bathroom constraint: With only one bathroom serving both double bedrooms, busy households may experience scheduling bottlenecks during peak morning routines.
- Undercroft security risks: Gated parking spaces require careful due diligence regarding access fob systems, pedestrian security gates, and historical vehicle security incidents.
- Appliance integration limits: While plumbed for a washing machine and dishwasher, the kitchen relies on a freestanding fridge freezer rather than an integrated unit, affecting seamless design.
- Traffic noise exposure: Given the property's close proximity to major arterial routes and Sarsfield Road, buyers should investigate potential traffic noise levels during peak hours.
- Development management review: Buyers need to review the management company's financial health, sinking fund balances, and upcoming planned capital expenditures for the Seven Oaks complex.
- Leasehold legal verification: As an apartment development, purchasers must instruct their solicitor to carefully examine lease terms, ground rents, and rules regarding pets or subletting.
- Balcony maintenance responsibility: The large west-facing balcony features a glass balustrade and timber decking elements that may require periodic inspection and shared maintenance oversight.
- Energy rating verification: The B2 energy rating relies on current thermal performance, and buyers should verify if any recent modifications impact this exact BER certificate number.
- Potential utility conversion: While the hot press offers space for a potential utility room, any modifications must comply with building regulations and management company permissions.
- Future local construction: Ongoing major developments in the wider Kilmainham and St. James's areas could result in localized construction activity, traffic changes, and altered neighborhood dynamics.
- Pricing history context: Although the asking price has remained unchanged at €375,000, buyers should analyze recent comparable sales data independently to confirm current market value.
- Ventilation and airflow: Internal rooms like the kitchen and bathroom rely on specific window and extractor configurations, which buyers should test for proper moisture management.
- Storage cupboard limitations: Built-in bedroom storage is standard, but buyers with extensive wardrobes should check if the provided capacities fully meet their long-term storage needs.
- Communal area upkeep: Prospective buyers should inspect the overall cleanliness and maintenance schedules of shared hallways, stairwells, and lift facilities within the block.
- Waste management facilities: Buyers should check the location, capacity, and management of refuse and recycling bins to ensure convenient and tidy waste disposal for residents.
- Bicycle parking availability: The listing does not specify secure bicycle storage facilities, which cycling commuters should verify with the management company prior to purchase.
- Insurance cost factors: Apartment buildings can sometimes face rising block insurance premiums, and buyers should check if the service charge covers comprehensive structural policy coverage.
- Rental cap restrictions: For investor buyers, local Rent Pressure Zone regulations and any potential estate-specific rental caps should be thoroughly reviewed before completing a purchase.
Price positioning
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- The asking price of €375,000 appears slightly undervalued compared to recent verified transactions on the same estate, such as similar properties achieving up to €405,000, suggesting a competitive initial pricing strategy to drive strong interest.
- Under-valuation signals are evident from recent local sales data showing higher figures for comparable units, indicating that the current asking price sits attractively beneath prevailing market norms for well-maintained two-bedroom apartments in this development.
- Potential factors that could support or justify this price level include strong buyer demand for turnkey properties with high B2 energy ratings and designated parking, though aggressive competitive bidding might quickly push the final sale price above the listed figure.
- Relevant market dynamics encompass the property's advantageous proximity to transport links like the LUAS and key Dublin landmarks, which consistently underpins robust residential asset values across the wider Kilmainham area.
Build Analysis
What we know from similar construction types
- The property is a generously proportioned two-bedroom apartment of approximately 90 square metres, featuring a dual-aspect open-plan living, dining, and kitchen area.
- It benefits from a B2 BER rating, indicating a high level of energy efficiency that typically translates into lower heating costs.
- Key features of the build include engineered wood flooring, a contemporary media wall, a gas-fired central heating boiler housed in a bedroom storage cupboard, and a large west-facing balcony with a glass balustrade.
- A buyer should investigate the management company structure, the ongoing annual service charge (noted as €1,925), sinking fund balances, and building insurance policies.
- It is also advisable to verify the rules and restrictions regarding the designated gated undercroft parking space and any communal refuse or bicycle storage facilities.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €600 to €800. Explanation: The property has a floor area of 90 m² and a strong B2 BER rating, indicating good energy efficiency, well-insulated construction, and lower gas or electricity consumption for space heating.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property sits at a reasonable distance from the main river channel, though parts of Kilmainham near the River Liffey and Grand Canal have historically experienced localized flood alerts.
- Prospective buyers are advised to review local authority strategic flood risk assessments and check specific insurance availability for the development.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
176 SEVEN OAKS, SARSFIELD RD, DUBLIN 10
- Sale date
- Declared sale price
- €405,000.00
APARTMENT 3 BLOCK A, SEVEN OAKS, SARSFIELD ROAD
- Sale date
- Declared sale price
- €250,000.00
173 SEVEN OAKS, SARSFIELD RD, DUBLIN 10
- Sale date
- Declared sale price
- €355,000.00
77 SEVEN OAKS, SARSFIELD RD, DUBLIN 10
- Sale date
- Declared sale price
- €455,000.00
APT 34, SEVEN OAKS, SARSFIELD RD DUBLIN 10
- Sale date
- Declared sale price
- €270,000.00
Recent sales in the wider Kilmainham area
41 CEDAR BROOK WAY, CHERRY ORCHARD, DUBLIN 10
- Sale date
- Declared sale price
- €265,000.00
86 CEDARBROOK AVE, CHERRYORCHARD, DUBLIN 10
- Sale date
- Declared sale price
- €230,000.00
117 CREMONA RD BALLYFERMOT, DUBLIN 10, DUBLIN
- Sale date
- Declared sale price
- €332,500.00
28 O MOORE RD, BALLYFERMOT, DUBLIN 10
- Sale date
- Declared sale price
- €280,000.00
22 FAULKNERS TERRACE, MOUNT BROWN, KILMAINHAM
- Sale date
- Declared sale price
- €390,000.00
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
188 SEVEN OAKS, SARSFIELD RD, DUBLIN 10
- Sale date
- Declared sale price
- €296,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,750 — 1% of €375,000.
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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 outlays and VAT.
- Land registration fees: €150 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation.
- Surveyor fees: €350 to €600 for a basic structural survey.
- Annual home insurance: €300 to €650 depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of living near the Grand Canal, Phoenix Park, and the War Memorial Gardens for outdoor activities.
- Transport links, particularly the proximity of the LUAS Red Line and local bus routes, are commonly praised by locals commuting to the city centre.
- Discussions around Kilmainham often focus on the ongoing regeneration, new healthcare developments like the National Children's Hospital, and improving local amenities.
- Parking and traffic management in surrounding streets are occasional topics of discussion among residents in high-density apartment developments.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment offers a manageable 90 m² layout with two bedrooms, but it lacks a private garden, which families with young children often prefer. However, nearby parks provide good outdoor options.
- Teenagers6/10
Two double bedrooms provide personal space, and the close proximity to the city centre and public transport makes independent travel convenient for teenagers.
- Multi-generational Living3/10
With only two bedrooms and one bathroom, space is somewhat constrained for multi-generational living arrangements where privacy and multiple sanitary facilities are ideal.
- Single Buyers9/10
A stylish, turnkey two-bedroom apartment close to the city centre and public transport offers an ideal, low-maintenance setup for single buyers.
- Couples9/10
The open-plan living and dining area, combined with a large west-facing balcony, creates a wonderful environment for couples looking for modern city living.
- Empty Nesters8/10
Low maintenance, secure undercroft parking, and convenient transport links make this a strong option for empty nesters downsizing from larger homes.
- Retirees7/10
The secure gated entry and manageable single-level apartment layout suit retirees, though buyers should verify lift access if mobility is a long-term consideration.
Work
3 areas- Remote Working8/10
The bright open-plan layout and second bedroom offer good flexibility to set up a dedicated home office workspace.
- Hybrid Commuting9/10
Walking distance to the LUAS Red Line and Heuston Station makes hybrid commuting into the city centre or further afield exceptionally convenient.
- Retired7/10
A manageable apartment format suits those who are retired and seeking a secure, lock-up-and-leave property.
Practical
8 areas- Ageing in Place7/10
Single-level apartment living is convenient, though buyers should verify elevator access and step-free entry routes for long-term accessibility.
- Low Maintenance9/10
Modern apartment living with managed communal grounds, a B2 BER rating for energy efficiency, and durable interior finishes keep maintenance straightforward.
- Secure Gated Entry9/10
Features a designated gated and secure undercroft parking space within a well-maintained development.
- Minimalist Design8/10
Clean lines, engineered wood flooring, a contemporary media wall, and open-plan living lend themselves well to minimalist styling.
- Flexible Floor Plans7/10
The layout features a generously proportioned hot press with potential for utility conversion, alongside a versatile second bedroom.
- Heritage Home2/10
This is a modern, recently finished apartment development rather than a period or heritage structure, though it sits in a historically rich district.
- Ecological Setup8/10
The B2 BER rating indicates strong energy efficiency, which helps reduce heating costs and environmental impact.
- Outdoor areas8/10
A standout feature is the large west-facing balcony with a glass balustrade, overlooking beautifully maintained communal gardens.
Interests
9 areas- Gardening3/10
There is no private garden, only a large west-facing balcony suitable for potted plants and container gardening, alongside shared communal grounds.
- Walking9/10
Direct pedestrian access to the War Memorial Gardens via a nearby footbridge, plus proximity to the Phoenix Park and Grand Canal, offers exceptional walking opportunities.
- Gym8/10
The urban location ensures good access to various local fitness centres and leisure facilities in the surrounding area.
- Cycling8/10
Flat cycling routes into the city centre and proximity to recreational parks make this a very accessible location for cyclists.
- Golf5/10
Several golf courses are reachable within a reasonable drive, though none are immediately on the doorstep.
- Fishing4/10
Limited angling options directly nearby, though the River Liffey runs through the broader area.
- Horse Riding3/10
Equestrian facilities are generally located further out in the county rather than in this urban setting.
- Water Sports4/10
Proximity to the Liffey and canal offers limited local water activity, but dedicated water sports require travel towards the coast or designated lidos.
- Entertaining8/10
The generous open-plan living/dining area and the large west-facing balcony provide a fantastic space for hosting guests and al fresco entertaining.
Lifestyle
5 areas- Quiet Living6/10
Set within a well-maintained development with landscaped communal gardens, though its urban location near main road networks means some ambient background noise can be expected.
- Rural Living1/10
Located centrally in Kilmainham, Dublin, this property is the antithesis of rural living.
- Village Living7/10
Proximity to local cafés, shops, and restaurants in Kilmainham offers a distinct neighbourhood feel akin to village living within the capital.
- Coastal Living1/10
The property is located inland in Dublin with no coastal proximity, though the Grand Canal is nearby.
- Urban Living9/10
Superb access to Dublin city centre, local amenities, and excellent transport infrastructure like the LUAS Red Line makes this a prime spot for urban lifestyles.
Social
6 areas- Community Involvement6/10
Established residential neighbourhood with active local associations and community landmarks nearby.
- Café Culture8/10
Residents benefit from an excellent range of local cafés, restaurants, and social spots right on the doorstep of Kilmainham.
- Nightlife7/10
Easy access into Dublin city centre ensures a vast array of pubs, clubs, and entertainment venues are within a short transit ride.
- Health/Wellness groups8/10
Proximity to major healthcare facilities like St. James's Hospital and local wellness groups supports an active lifestyle.
- Networking Opportunities8/10
Close connectivity to the city centre and tech-hub areas facilitates professional networking and business events.
- Tech-Hub Connectivity8/10
Swift transport links via the LUAS to the IFSC and major employment districts offer strong connectivity for tech professionals.
Listing information
- Agent
- Sherry FitzGerald Sundrive
- Phone
- 01 492 2444
- Current status
- active
- Published on HouseDelve
- 22 October 2026
- Correction
- Report an issue
HD-399AD8HouseDelve · 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.