2 Ballygihen, Sandycove Road, Sandycove, County DublinA96WR82
€395,000
1 Bed~1 Bath~65 m²~BER C
What you'll like:
- Prime coastal location: Situated directly in the heart of Sandycove Village, offering immediate proximity to local cafes, quality shops, and social amenities.
- Iconic swimming spots: Located just a short stroll away from the renowned Sandycove Beach and the famous Forty Foot bathing area.
- Excellent public transport: Conveniently positioned with multiple bus routes right outside and the Sandycove and Glasthule DART station close by.
- Gated security features: Set within a private gated development equipped with electric gates, fob access, and a monitored alarm system for peace of mind.
- Exclusive over-55 community: Designed specifically for older occupants, creating a quiet, peaceful neighborhood environment tailored to a mature demographic.
- Own-door duplex layout: Enjoy the privacy of your own independent entrance arranged over spacious first-floor and dormer levels spanning sixty-five square meters.
- Scenic sea views: The rear kitchen overlooks the beautifully maintained communal gardens while offering lovely views out toward the open sea.
- Sunny southerly orientation: The bright and spacious front living room benefits from an optimal southern aspect maximizing natural daylight throughout the day.
- Dedicated secure parking: Includes the rare convenience of secure off-street parking within the gated complex grounds for resident vehicle safety.
- Landscaped communal grounds: Residents can enjoy beautifully tended shared gardens that provide lovely green outdoor spaces without personal maintenance burdens.
- On-site community room: Features a dedicated residents community room that fosters a strong sense of neighborhood connection and social engagement.
- Shared laundry facilities: Benefit from access to an on-site communal laundry room, freeing up internal apartment space and utility maintenance.
- External storage shed: Comes with an extra private external storage shed which is exceptionally useful for bulky items, luggage, or seasonal gear.
- Practical built-in storage: The upper-level double bedroom includes extensive fitted storage units to keep personal belongings neatly organized and tidy.
- Comfortable electric heating: Equipped with a cozy fireplace featuring an electric fire inset in the living room for effortless supplemental warmth.
- Functional bathroom setup: Features a fully tiled floor-to-ceiling bathroom complete with a convenient walk-in shower, wash basin, and WC.
- Manageable entry price: Asking price of three hundred ninety-five thousand euros presents an accessible entry point into an ultra-desirable South Dublin coastal suburb.
- Established residential complex: Ballygihen is a highly regarded and well-managed development with a strong track record of long-term community satisfaction.
- Convenient Eircode provided: Specific property routing via Eircode A96 WR82 simplifies delivery services, visitor navigation, and emergency response coordination.
- Ready transport connections: Bus numbers 7D, 59, and 111 right outside offer seamless commuting flexibility across Dublin city and coastal suburbs.
But keep in mind:
- Age restriction covenant: Occupancy is legally restricted to those over the age of fifty-five, severely limiting future resale markets and rental flexibility.
- Single bedroom constraint: The property only contains one double bedroom, making it entirely unsuitable for growing families or multi-person households.
- Moderate BER rating: Holding a C energy rating means utility bills could be higher, and a buyer may want to invest in thermal upgrades.
- Duplex stair requirements: The layout requires navigating internal stairs between the entrance, living spaces, and bedroom which could challenge mobility over time.
- Management company fees: Being part of a gated development with extensive amenities implies ongoing service charges that buyers must budget for annually.
- Dormer ceiling limitations: The upper-floor bedroom features a dormer configuration which might restrict headroom and furniture placement options significantly.
- No private garden: While communal grounds are well-landscaped, the unit lacks a private personal patio, balcony, or enclosed garden space.
- Shared facility reliance: Dependence on communal laundry facilities means sharing appliances with other residents rather than having dedicated in-unit laundry.
- Restricted investment potential: Because of the strict over-fifty-five occupancy rule, buying this property as a general buy-to-let investment carries major restrictions.
- Compact floor area: Spanning sixty-five square meters, storage space inside the main living quarters is somewhat limited outside of fitted units.
- Traffic and noise exposure: Positioned directly on Sandycove Road, residents may experience ambient traffic noise during peak daytime hours.
- Parking availability limits: While dedicated parking is provided, visitor parking within secure gated complexes can sometimes be severely restricted.
- Bathroom layout constraints: The single bathroom combines all facilities into one compact space which may create bottlenecks during busy morning routines.
- Potential modernization needs: Prospective buyers should inspect finishes carefully to determine if kitchen or bathroom updates are desired post-purchase.
- Service charge inflation: Buyers must investigate historical management fee increases and sinking fund balances to protect against unexpected future levies.
- DART walking distance: While close by, the exact walking duration to the DART station should be verified against personal mobility needs.
- Electric heating reliance: The primary reliance on electric heating elements can prove more expensive to run compared to modern heat pump systems.
- Limited natural light cross-flow: With rooms split across front and rear orientations, cross-ventilation and multi-directional daylight might feel somewhat compartmentalized.
- Complex rule enforcement: Living in a strict gated community means adhering closely to management rules regarding pets, noise, and common area usage.
- Resale liquidity factors: The niche demographic target group for over-fifty-five developments can sometimes mean longer selling periods on the secondary market.
Price positioning
?
- Recent transaction records within the same gated Sandycove complex show similar apartments achieving comparable price levels, supporting the general market positioning of the subject property.
- Comparable units inside the development such as Apartment 3 and Apartment 9 sold recently for figures spanning from thirty eight thousand to four hundred thousand euros.
- The asking price of three hundred and ninety five thousand euros aligns closely with historical transaction benchmarks established for one bedroom properties within this specific location.
- Buyers should investigate potential management fees or occupancy restrictions associated with the over fifty five age clause that may influence overall market demand.
Build Analysis
What we know from similar construction types
- The property is a spacious own-door duplex extending to approximately 65 sqm, arranged over first-floor and dormer levels within a private, gated development.
- A buyer should investigate the management company structure, annual service charges, and sinking fund status, given the complex features shared amenities such as landscaped gardens, laundry facilities, a community room, and secure parking.
- The occupancy restriction limiting residents to those aged 55 and older should be verified to ensure compliance with development rules and future resale implications.
- Given the dormer level configuration and roof space utilization, a buyer should inspect the insulation, ventilation, and structural integrity of the roof and ceiling spaces.
- The presence of a sea view from the rear kitchen should be cross-referenced with local planning and development controls to verify if future neighboring builds could obstruct views.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Short explanation: Based on a floor area of 65 m² and a C energy rating, space heating and hot water consumption will vary depending on your energy provider's tariff rates, winter weather severity, and personal usage habits. Buyers should verify the exact heating system installed and review recent energy bills to confirm these estimates.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established coastal suburban residential area with minimal exposure to heavy industrial complexes, major incinerators, or active landfill sites.
- Any legacy urban pollution concerns are typical of built-up environments, but the immediate vicinity appears generally clean and well-removed from significant industrial contamination risks.
Flood Safe
8/10Water overflow reports to follow up
- While the broader Sandycove area sits directly on the coastline, the elevated nature of the specific inland development reduces immediate coastal inundation risk.
- Buyers should verify specific local drainage conditions or flood risk assessments with the local authority given the coastal proximity of the wider neighbourhood.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 BALLYGIHEN, SANDYCOVE, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €400,000.00
ALBION HOUSE, 31 SANDYCOVE RD, SANDYCOVE
- Sale date
- Declared sale price
- €1,340,000.00
ELTON, SANDYCOVE ROAD, SANDYCOVE
- Sale date
- Declared sale price
- €1,560,000.00
3 ALBERT MEWS, SANDYCOVE RD, SANDYCOVE
- Sale date
- Declared sale price
- €565,500.00
SANDYCOVE HOUSE, SANDYCOVE RD, SANDYCOVE
- Sale date
- Declared sale price
- €2,630,000.00
Recent sales in the wider Sandycove area
RAVEN LODGE, 17 SUMMERHILL ROAD, SANDYCOVE
- Sale date
- Declared sale price
- €1,580,000.00
17 DUNDELA HAVEN, DUNDELA PARK, SANDYCOVE
- Sale date
- Declared sale price
- €610,000.00
14 CASTLE PARK RD, SANDYCOVE, DUBLIN
- Sale date
- Declared sale price
- €3,200,000.00
16 SANDYCOVE AVE EAST, SANDYCOVE, DUBLIN
- Sale date
- Declared sale price
- €2,250,000.00
ROSSAVEEL, 27 DUNDELA AVE, SANDYCOVE
- Sale date
- Declared sale price
- €1,300,000.00
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 €3,950, calculated as 1% of the residential asking price up to €1 million.
- Solicitor legal fees: Around €1,500 to €2,500 plus 23% VAT for standard conveyancing services.
- Land registration fees: Roughly €400 to €800 payable to Tailte Éireann for title registration and property mapping.
- Property valuation: Between €150 and €300 if required by a mortgage lender.
- Surveyor fees: About €350 to €600 depending on whether you opt for a basic structural valuation or a more detailed conditional survey.
- Annual home insurance: Approximately €350 to €700 depending on the level of building and contents coverage chosen.
Forum Talk
What people are saying about this area
- Local residents frequently highlight Sandycove as one of South County Dublin's most desirable coastal locations, praising its strong community feel and walkability to local amenities.
- Discussions on community boards often emphasize the convenience of being right next to the DART station and local bus routes for commuting into Dublin city centre.
- Housing market commentators note that properties with age-restricted occupancy (over 55s) in established areas like Sandycove attract consistent downsizing demand.
- Local forums frequently mention the appeal of outdoor amenities such as Sandycove Beach and the Forty Foot, which draw regular year-round visitors to the immediate neighbourhood.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children1/10
The property is located within a development restricted to occupants aged 55 and older, meaning young children cannot reside here.
- Teenagers1/10
Strict age-restriction covenants limiting residency to those over 55 preclude teenagers from living in this development.
- Multi-generational Living2/10
With a strict 55+ occupancy rule and a compact 1-bedroom layout spanning 65 m², multi-generational living is not permitted or feasible.
- Single Buyers8/10
As an own-door 1-bedroom duplex in a secure, amenity-rich mature development, this is a very suitable option for single buyers meeting the age criteria.
- Couples8/10
The 1-bedroom layout provides comfortable accommodation for a couple, provided at least one occupant is aged 55 or over.
- Empty Nesters10/10
Tailor-made for empty nesters seeking a manageable, secure 1-bedroom home within a vibrant coastal community restricted to the over-55 demographic.
- Retirees10/10
An ideal retirement choice featuring community-focused shared amenities, secure gated entry, and a strict 55+ residency rule ensuring a quiet peer environment.
Work
3 areas- Remote Working7/10
The bright living spaces and quiet development environment suit remote working well, provided a compact 1-bedroom footprint meets spatial needs.
- Hybrid Commuting8/10
Excellent public transport links including nearby bus routes and the Sandycove/Glasthule DART station facilitate easy hybrid commuting.
- Retired10/10
Perfectly aligned with retirement, backed by the development's mandatory 55+ age covenant and supportive community features.
Practical
8 areas- Ageing in Place8/10
Designed specifically for older occupants with a gated environment and secure community features, though buyers should note the internal stairs across the duplex layout.
- Low Maintenance9/10
Managed complex structure with external maintenance, monitored alarm, secure electric gates, and communal garden upkeep handled centrally.
- Secure Gated Entry10/10
Features a private gated entrance with fob and code access, complemented by secure parking and a monitored alarm system.
- Minimalist Design7/10
The compact 65 m² own-door duplex layout naturally lends itself to streamlined, minimalist living.
- Flexible Floor Plans4/10
As a 1-bedroom duplex split across first-floor and dormer levels, layout flexibility is minimal.
- Heritage Home3/10
Appears to be a modern or converted development rather than a traditional period heritage home.
- Ecological Setup5/10
Carries a standard BER rating of C, indicating average energy efficiency typical of properties of this type.
- Outdoor areas5/10
Lacks private outdoor garden space, relying instead on attractive, well-maintained communal landscaped gardens and an external storage shed.
Interests
9 areas- Gardening4/10
There is no private garden space, though residents have access to professionally maintained communal landscaped grounds.
- Walking10/10
Unmatched walking opportunities right beside the coast, including scenic seaside paths toward Dun Laoghaire and Dalkey.
- Gym5/10
No on-site gym facility is mentioned within the development, requiring travel to nearby commercial fitness centers.
- Cycling7/10
Good coastal routes and local roads support cycling, though buyers should verify secure bicycle storage availability on-site.
- Golf6/10
Several established golf clubs are located within the broader South Dublin coastal region.
- Fishing7/10
The immediate coastal setting offers convenient access to local sea fishing spots along the shore.
- Horse Riding3/10
Urban and suburban density in Sandycove means equestrian facilities are scarce locally.
- Water Sports10/10
World-class access to swimming, sea bathing at the Forty Foot, and water sports centered around nearby marine hubs.
- Entertaining4/10
The compact 65 m² footprint and single bedroom layout offer limited space for hosting large groups inside, though a residents' community room is available.
Lifestyle
5 areas- Quiet Living8/10
Situated within a private, gated over-55 development with landscaped communal gardens, offering a peaceful atmosphere despite its central village location.
- Rural Living2/10
Located firmly in the heart of Sandycove Village, surrounded by urban and suburban conveniences rather than countryside.
- Village Living10/10
Positioned right in the heart of Sandycove Village with local shops, pubs, cafes, and churches immediately on the doorstep.
- Coastal Living10/10
Exceptional coastal proximity with Sandycove Beach, the Forty Foot bathing spot, and sea views from the kitchen providing a prime marine lifestyle.
- Urban Living6/10
While set in a suburban village context, excellent DART and bus links provide easy access to Dublin city centre.
Social
6 areas- Community Involvement9/10
Enhanced by an active on-site residents' community room, laundry facilities, and a peer group within the exclusive over-55 development.
- Café Culture10/10
Sandycove and neighboring Glasthule offer a renowned selection of local cafes, restaurants, and specialist shops within effortless walking distance.
- Nightlife5/10
Local pubs are close by, but the immediate area focuses more on a quiet village atmosphere rather than intense nightlife.
- Health/Wellness groups8/10
Proximity to the coast naturally fosters active wellness routines, and local community groups cater well to mature demographics.
- Networking Opportunities4/10
The retired and mature demographic of the immediate development offers limited professional networking scope.
- Tech-Hub Connectivity6/10
Good transport access to Dublin's tech hubs via the DART, though local infrastructure is oriented toward residential living.
Listing information
- Agent
- Tom O'Higgins Estate Agent
- Phone
- 01 284 5007
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-244C14HouseDelve · 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.