
2 Kelston Hall, Foxrock, Dublin 18D18T025
€545,000
2 Bed~2 Bath~82 m²~BER C
What you'll like:
- Prime Foxrock Location: Situated in an exclusive South Dublin suburb known for desirability, ensuring strong long-term capital appreciation and sustained tenant demand for future investors.
- Excellent Natural Lighting: The large open plan living and dining area features floor to ceiling windows that flood the interior space with bright daylight.
- Freshly Painted Condition: The interior has been recently repainted throughout, allowing a new buyer to move in immediately without undertaking cosmetic redecorating work.
- Dual Balcony Access: The spacious outdoor balcony can be accessed directly from both the main living area and the bedrooms for added daily convenience.
- Two Double Bedrooms: Features two generously proportioned double bedrooms equipped with built in wardrobes to accommodate furniture easily and comfortably.
- Master En-Suite Bathroom: The master bedroom includes a private tiled en-suite bathroom with a shower, providing extra privacy and reducing morning congestion.
- Main Family Bathroom: Includes a well-maintained main bathroom fitted with both a bath and a shower to suit different family bathing preferences.
- Integrated Modern Kitchen: The open plan kitchen comes fully equipped with integrated appliances and modern conveniences ready for immediate culinary use.
- Secure Underground Parking: Includes one assigned secure underground parking space protecting vehicles from weather and enhancing overall residential safety and security.
- Private Development Setting: Set within a quiet cul-de-sac surrounded by mature trees and extensive green areas creating a peaceful residential atmosphere.
- High Owner Occupier Ratio: The development benefits from a majority of owner-occupiers which typically translates to better property maintenance and community stability.
- Convenient Transport Links: Located just minutes from the N11 quality bus corridor and approximately ten minutes from the Luas line for easy commuting.
- Close Proximity to Amenities: Foxrock, Stillorgan, and Leopardstown are nearby offering extensive shopping, dining, and recreational facilities just a short distance away.
- Educational Facilities Nearby: Positioned close to a variety of established primary schools, secondary schools, and local crèches for growing families.
- Gas Fired Central Heating: Equipped with a gas central heating system providing reliable and controllable warmth throughout the apartment during colder months.
- Double Glazed Windows: Fitted with double glazed windows that assist in retaining indoor heat and dampening external neighborhood noise effectively.
- Fully Alarmed Security: The property comes fully alarmed, providing an extra layer of home security and peace of mind for residents.
- Stable Asking Price: The recorded asking price has remained stable at 545000 euros without erratic fluctuations indicating a disciplined seller pricing strategy.
- Spacious Floor Area: Offers a functional 82 square meters of living space providing comfortable room proportions unusual for standard two-bed apartments.
- Turnkey Appeal: The combination of maintenance, neutral decor, and excellent amenities makes this an attractive turnkey option for first-time buyers.
But keep in mind:
- Moderate BER Rating: The property holds a C energy rating which means a buyer should budget for potential insulation upgrades to reduce future heating costs.
- Single Parking Space Limit: Only one underground parking space is assigned which may present a logistical challenge for multi-car households or visiting guests.
- Apartment Living Restrictions: Ownership within a managed development means adherence to strict building rules and recurring service charge obligations.
- Service Charge Unknown: The exact annual management or service fee has not been disclosed, requiring urgent buyer diligence regarding ongoing running costs.
- Elevator Dependence Risk: Depending on the specific floor level, reliance on elevators means potential inconvenience during scheduled maintenance or equipment breakdowns.
- Cul-de-Sac Traffic Constraints: While quiet, the cul-de-sac layout may experience restricted turning space and delivery vehicle congestion during peak hours.
- Internal Kitchen Ventilation: Open plan kitchens require robust extraction systems to prevent cooking odors from permeating the adjoining living and dining zones.
- Balcony Maintenance Liability: Buyers should inspect the balcony structure and clarify whether upkeep falls under private ownership or communal management responsibility.
- Potential Noise Transfer: Sharing walls and ceilings with neighboring apartments necessitates verifying sound insulation quality to ensure quiet living conditions.
- Lack of Private Garden: The apartment lacks a private ground-level garden, offering only a balcony for outdoor space and fresh air access.
- Unyielding Asking Price: The flat pricing history shows no reductions, suggesting the seller may hold firm expectations during upcoming price negotiations.
- Storage Limitations: Aside from fitted wardrobes, internal dedicated utility or storage rooms appear minimal, requiring careful management of household belongings.
- Commuter Traffic Congestion: Proximity to the N11 and surrounding arterial routes can lead to significant rush hour delays for motorists.
- Management Company Health: Buyers must investigate the financial reserves, sinking fund status, and past maintenance history of the owners management company.
- Future Development Proximity: Surrounding suburban expansion should be checked via local planning registers to guard against future loss of light or views.
- Window Venting Limits: Floor to ceiling windows may have restricted opening angles for safety reasons affecting maximum natural cross-ventilation.
- En-Suite Ventilation Check: Buyers should verify that both the en-suite and main bathrooms feature mechanical extraction fans to prevent dampness and mold.
- Visitor Parking Scarcity: Secure underground parking for residents does not guarantee adequate or safe overnight spaces for visiting family members.
- Heating System Age: The efficiency and lifespan of the gas boiler should be professionally inspected to avoid unexpected replacement expenses after purchase.
- Resale Market Competition: Similar two-bed apartments in South Dublin face active competition, making future resale values sensitive to broader economic shifts.
Price positioning
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- The asking price appears fairly positioned or slightly undervalued relative to recent local transactions within the same development, sitting comfortably below the upper tiers of achieved historical figures for similar two-bedroom layouts.
- Valuation signals are supported by a stable single-price tracking history with no recorded reductions, indicating confidence from the selling agent and steady buyer demand within this exclusive suburban pocket.
- Strong market positioning could be undermined by the mid-tier C energy rating in an era where buyers increasingly factor in retrofitting costs, whereas excellent transport links and pristine decorative order heavily support the current target figure.
- Relevant contextual observations include the inclusion of secure underground parking and a highly private cul-de-sac setting, which consistently add tangible appeal and underpin resilience against broader regional price fluctuations.
Build Analysis
What we know from similar construction types
- The property is an apartment located in a popular, well-maintained development featuring mature trees and green areas.
- Features gas-fired central heating and double-glazed windows, which are standard for energy efficiency and comfort.
- Includes floor-to-ceiling windows providing natural light to the open-plan living and dining area, with dual balcony access from the bedrooms.
- A buyer should investigate management company fees, building maintenance records, sinking fund status, and fire safety compliance within the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately 1,000 euro to 1,400 euro.
- Explanation: Based on an 82 square metre apartment with a C energy rating and Gas Fired Central Heating, assuming typical occupant usage patterns and current natural gas tariffs.
Pollution Safe
9/10Environmental situation to investigate
- The area around Foxrock and Leopardstown generally appears free from major active industrial pollution concerns or heavy manufacturing plants.
- Any historical or legacy waste management facilities in the broader region are situated at a sufficient distance, though buyers should verify local environmental reports for absolute certainty.
Flood Safe
8/10Water overflow reports to follow up
- The Foxrock area sits on relatively elevated South Dublin terrain, generally far removed from major coastal or tidal surge zones.
- Because this is an apartment featuring secure underground parking, vehicle storage and shared basement areas carry a distinct exposure profile compared to the elevated primary living quarters.
- Standard conveyance enquiries and local drainage checks are still advisable to confirm surface water management around the development boundaries.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 KELSTON HALL, LEOPARDSTOWN RD, FOXROCK DUBLIN 18
- Sale date
- Declared sale price
- €588,000.00
11 KELSTON HALL, LEOPARDSTOWN RD, FOXROCK
- Sale date
- Declared sale price
- €483,000.00
6 KELSTON HALL, LEOPARDSTOWN RD, FOXROCK DUBLIN 18
- Sale date
- Declared sale price
- €500,000.00
15 KELSTON HALL, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €472,500.00
12 KELSTON HALL, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €490,000.00
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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €5,450 — 1% of €545,000.
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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: Approximately 1,500 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: Approximately 400 euro to 800 euro depending on the property value and registry type.
- Property valuation fees: Approximately 150 euro to 300 euro for a standard mortgage valuation report.
- Surveyor fees: Approximately 300 euro to 600 euro for a structural condition report on an apartment.
- Annual home insurance: Approximately 350 euro to 650 euro depending on the level of contents and building cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Foxrock and Leopardstown areas frequently highlight the excellent convenience of the location, particularly praising the proximity to the N11 and local Luas stops for commuting.
- Local community discussions often note that the neighborhood is exceptionally quiet, peaceful, and well-suited for families and professionals alike due to the mature green spaces.
- Commuters frequently share updates regarding peak traffic times along the nearby access routes to the M50 and N11 corridors.
- Neighbourhood forums frequently mention the strong appeal of local amenities, including nearby shopping in Stillorgan, Foxrock village, and local schools.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment features two double bedrooms and is located close to local primary and secondary schools and crèches, making it a viable option for a small family. However, apartment living with young children offers less immediate outdoor garden space compared to a traditional house.
- Teenagers6/10
With two double bedrooms and proximity to the Luas line and local amenities, teenagers will appreciate the transport links and independent mobility. Space might become slightly constrained as they grow older.
- Multi-generational Living3/10
An 82 m² two-bedroom apartment with two bathrooms provides limited space and privacy for multi-generational living arrangements, making it better suited to smaller household sizes.
- Single Buyers9/10
This two-bedroom, two-bathroom apartment offers generous space for a single buyer looking for a secure, well-maintained property in an exclusive Foxrock development with great transport links.
- Couples9/10
An ideal layout for couples, featuring an open-plan living and dining area, two double bedrooms, an en-suite, and a large balcony for relaxing or entertaining.
- Empty Nesters8/10
The property provides low-maintenance apartment living with secure underground parking and a quiet cul-de-sac setting, appealing to those looking to downsize without leaving a prime location.
- Retirees7/10
The development is private, secure, and well-maintained on a quiet cul-de-sac. Buyers should verify lift access and overall building accessibility to ensure long-term suitability for ageing in place.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows flexibility to utilize the second bedroom as a dedicated home office in a quiet development setting.
- Hybrid Commuting9/10
With the N11 just minutes away, the M50 nearby, and the Luas line only a 10-minute walk, commuting to Dublin city center or surrounding business parks is highly convenient.
- Retired8/10
The secure, low-maintenance nature of the apartment within a quiet and exclusive owner-occupier development suits retirees looking for a manageable lifestyle.
Practical
8 areas- Ageing in Place6/10
Single-floor apartment living avoids interior stairs, but buyers should verify building lift access and any ongoing management fees or accessibility provisions.
- Low Maintenance9/10
Apartment living eliminates the heavy upkeep of a traditional house and garden, and the property has been freshly painted and well maintained.
- Secure Gated Entry8/10
The property features secure underground parking with one assigned space, is fully alarmed, and sits within an extremely private development.
- Minimalist Design8/10
Features an open-plan kitchen, living, and dining area with clean lines, built-in wardrobes, and abundant natural light from floor-to-ceiling windows.
- Flexible Floor Plans7/10
The 82 m² layout efficiently accommodates two double bedrooms and two bathrooms, with open-plan living areas adaptable for various lifestyle needs.
- Heritage Home1/10
This is a modern development rather than a period or heritage property.
- Ecological Setup6/10
Equipped with double-glazed windows and gas-fired central heating, holding a BER rating of C. Buyers may wish to investigate potential energy efficiency upgrades.
- Outdoor areas7/10
Includes a large balcony accessible from both the living room and bedrooms, complemented by extensive shared green areas and mature trees within the development.
Interests
9 areas- Gardening3/10
As an apartment property, private gardening space is limited to a large balcony, though the development itself features well-maintained green areas and mature trees.
- Walking7/10
The surrounding exclusive Foxrock neighborhood offers pleasant suburban walking routes, with local amenities and transport links within accessible distances.
- Gym6/10
While there is no private home gym, the surrounding areas of Stillorgan, Foxrock, and Leopardstown offer various fitness facilities and health clubs nearby.
- Cycling6/10
The N11 corridor and local suburban roads provide cycling access, though cyclists should review dedicated lane connectivity toward the city center.
- Golf7/10
Foxrock and its surrounding areas are well-known for proximity to prestigious golf clubs and courses in south county Dublin.
- Fishing3/10
The property is situated in an urbanized suburban setting, requiring travel toward coastal piers or inland rivers for dedicated fishing spots.
- Horse Riding4/10
Equestrian facilities are available in wider south County Dublin, but require transport from this suburban location.
- Water Sports4/10
Proximity to South Dublin coastal suburbs allows for eventual water sports access, though it is not a shoreline property.
- Entertaining8/10
The large open-plan living and dining room with floor-to-ceiling windows connects directly to a spacious balcony, providing an excellent setup for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Set on a quiet cul-de-sac in an exclusive development with a majority of owner-occupiers, the property offers a peaceful residential environment away from heavy traffic.
- Rural Living2/10
Located in Foxrock, a suburban residential area close to major transport routes like the N11 and M50, offering an urban-suburban lifestyle rather than rural seclusion.
- Village Living8/10
Proximity to Foxrock, Leopardstown, and Stillorgan villages provides residents with a strong sense of community, local eateries, and convenient everyday amenities.
- Coastal Living3/10
While South Dublin has coastal stretches nearby, this specific inland Foxrock location is not positioned directly on the coast.
- Urban Living7/10
Excellent connectivity via the nearby Luas line (10 minutes away) and N11 grants easy access to Dublin city center and surrounding commercial hubs.
Social
6 areas- Community Involvement7/10
The development benefits from a majority of owner-occupiers and a well-maintained environment, fostering a stable community atmosphere.
- Café Culture8/10
Foxrock, Stillorgan, and Leopardstown are close by, offering a wide selection of local eateries, cafes, and neighborhood social spots.
- Nightlife5/10
While local pubs and dining options are available nearby, residents looking for extensive nightlife or late-night venues will typically travel closer to the city center.
- Health/Wellness groups7/10
The established suburban location provides good access to local wellness classes, pharmacies, medical centers, and fitness groups.
- Networking Opportunities7/10
Proximity to major employment and tech corridors in south Dublin offers solid networking potential for working professionals.
- Tech-Hub Connectivity8/10
Excellent transport links via the Luas and N11 provide direct access to major south Dublin tech and business hubs.
Listing information
- Agent
- Conerney Estate Agents
- Phone
- 01 492 6004
- Current status
- active
- Published on HouseDelve
- 2 November 2026
- Correction
- Report an issue
HD-37E7F5HouseDelve · 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.