20 A Aras Na Cluaine, Clondalkin, Dublin 22D22HY30
€249,000
2 Bed~2 Bath~65 m²~BER C
What you'll like:
- Affordable Entry Point: Priced at €249,000, this two-bedroom apartment offers a fantastic opportunity for first-time buyers or investors looking for an accessible price point in the Dublin market.
- No Onward Chain: The property is offered with no onward chain, which significantly simplifies the purchase process and reduces the typical delays associated with buying a home.
- Ready For Occupancy: Having been recently updated, the property requires no immediate capital expenditure before moving in, saving both time and upfront renovation costs for the new owner.
- Generous Floor Area: Providing approximately 65 square metres of internal living space, the apartment offers well-proportioned rooms that comfortably accommodate modern apartment living requirements.
- Two Double Bedrooms: Featuring two proper double bedrooms rather than a cramped single room, the layout provides excellent flexibility for occupants, guests, or a home office setup.
- Master Ensuite Bathroom: The inclusion of a private ensuite bathroom attached to the master bedroom adds a touch of everyday luxury and convenience for the residents.
- Two Bathrooms Total: Having a main family bathroom in addition to the ensuite prevents morning congestion and is particularly practical when hosting guests in the home.
- Open Plan Living: The combined lounge, dining, and kitchen area creates a sociable, contemporary living space that maximizes the utility of the square footage available.
- South West Balcony: The front-facing balcony benefits from a south-west orientation, ensuring plenty of warm afternoon and evening sun for relaxing outdoors.
- Abundant Natural Light: Being a corner apartment with a dual aspect layout, the living spaces are flooded with daylight throughout the day, creating a bright atmosphere.
- Recently Fitted Kitchen: The kitchen has been recently updated with new fittings, offering modern cabinetry and appliances that enhance the functionality of the cooking space.
- New Flooring Installed: Fresh flooring has been recently laid throughout the apartment, providing a clean, cohesive finish that matches contemporary interior design standards.
- Secure Gated Development: The development is fully gated, offering an enhanced sense of security and privacy for residents living within the complex grounds.
- Underground Parking: Secure underground parking provides protected space for a vehicle, which is a major convenience and safety feature for city-accessible apartment living.
- Lift And Stairs Access: Both elevator and stairway options are available to reach the second floor, ensuring convenient vertical movement for shopping trips or heavy furniture.
- Central Village Proximity: The property sits within comfortable walking distance of Clondalkin Village, placing local cafes, pubs, and community services right on your doorstep.
- Excellent Local Amenities: A wide array of nearby schools, shops, and recreational facilities ensures that daily errands and lifestyle needs are easily met locally.
- Strong Public Transport: Local bus routes and the nearby Red Cow Luas tram stop provide reliable, efficient public transit options into central Dublin.
- Major Road Access: Motorists will appreciate the quick, convenient access to both the N7 and M50 road networks for commuting across the wider region.
- Proven Rental Demand: Given the popularity of the development and surrounding features, the property holds strong potential for appealing to future tenants if used as an investment.
But keep in mind:
- Annual Management Fees: Management fees are approximately €1,600 per year, which is an ongoing recurring cost that buyers must factor into their annual household budgeting.
- Second Floor Location: Situated on the second floor, daily access relies on elevators or stairs, which could prove challenging during temporary lift outages or moving days.
- Apartment Density Living: Living in a gated multi-unit development means potential exposure to communal noise, shared hallway traffic, and neighbor proximity issues.
- Management Company Oversight: Buyers should verify the financial health, sinking fund balances, and planned maintenance schedule of the owners' management company before proceeding.
- Balcony Maintenance Scope: Exterior balconies in apartment blocks often fall under complex maintenance rules, so buyers should check where responsibility lies for upkeep and repairs.
- BER Rating Limitations: The property holds a C energy rating, which means utility bills could be higher than modern A-rated homes, and future upgrades may be required.
- Limited Private Storage: Aside from the internal storage cupboard, there appears to be no external storage locker, which might challenge those with bikes or bulky gear.
- Parking Space Allocation: Buyers must verify whether the underground parking includes a specifically deeded space or operates on a permit or unassigned basis.
- Service Charge Increases: Management fees historically trend upward over time, meaning buyers should investigate past increases to anticipate future financial burdens.
- Communal Area Upkeep: The quality of shared gardens and internal corridors depends heavily on active management oversight, which prospective buyers should inspect closely.
- Limited Expansion Potential: As an apartment, there is zero physical footprint expansion potential, meaning you cannot easily alter the structural layout or add square footage.
- Refuse Management Setup: Buyers should check how bin storage and waste collection are managed within the complex to ensure convenient and hygienic disposal systems.
- Elevator Dependability: With lift access noted, buyers should inquire about the maintenance history of the elevators to avoid unexpected downtime for upper-floor residents.
- Visitor Parking Availability: Gated developments often struggle with guest parking, so buyers should verify the rules and capacity for visitors arriving by car.
- Fire Safety Compliance: Given current building standards scrutiny, buyers should ensure their solicitor requests full certification regarding fire safety compliance in the block.
- Rental Cap Restrictions: If purchasing as an investment, buyers must confirm whether any local rental restriction policies apply to units within this specific development.
- Acoustic Insulation Check: Corner apartments reduce shared walls, but buyers should still test or inquire about sound insulation levels between floors and adjacent units.
- Insurance Cost Trends: Multi-unit apartment buildings face rising master insurance policy premiums, which can indirectly drive up the annual management fees over time.
- Common Area Sinking Fund: A healthy sinking fund is vital for paying major roof or structural repairs; buyers must ensure adequate reserves have been accumulated to date.
- Proximity To Transport Noise: While transport links are convenient, buyers should assess whether traffic noise from nearby major road networks impacts the apartment.
Price positioning
?
- The asking price of €249,000 appears notably undervalued compared to prevailing market benchmarks for similar properties in this specific development and wider urban locality, suggesting strong initial buyer interest.
- Valuation signals such as recent internal upgrades, including a newly fitted kitchen and flooring alongside a desirable south-west facing balcony and dual-aspect orientation, strongly support a higher intrinsic property value.
- Potential factors that could undermine such an attractive pricing position might include ongoing annual management fees of approximately €1,600 or any latent structural maintenance liabilities associated with apartment living.
- Overall, the lack of an onward chain combined with immediate occupancy readiness significantly strengthens the appeal of this asking price, positioning it competitively within the current regional residential property sector.
Build Analysis
What we know from similar construction types
- The property is a second-floor corner apartment spanning approximately 65 square metres with a dual-aspect layout and a south-west facing balcony, which helps maximize natural light.
- The listing notes a recently fitted new kitchen and new flooring, which may reduce immediate cosmetic outlay.
- As an apartment within a gated development, a buyer should investigate the annual management fees (noted as approximately 1,600 per annum), what services and insurance they cover, and the financial health and sinking fund status of the owners' management company.
- Buyers should verify the functionality and maintenance history of the development's lift and secure underground parking facilities.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 to 1200 euro.
- This estimate is based on a 65 square metre apartment with a C energy rating, which indicates moderate thermal efficiency compared to modern new builds, meaning standard heating usage through the autumn and winter months.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
65B ARAS NA CLUAINE, OLD NANGOR ROAD, CLONDALLKIN
- Sale date
- Declared sale price
- €267,000.00
B63 ARAS NA CLUAINE, NANGOR RD, CLONDALKIN DUBLIN 22
- Sale date
- Declared sale price
- €303,399.00
171C ARAS NA CLUAINE, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €282,000.00
Recent sales in the wider Clondalkin area
APT 90B - ARAS NA CLUAINE, YELLOW MEADOWS ROAD, CLONDALKIN
- Sale date
- Declared sale price
- €275,000.00
29 ASH GREEN, KILCARBERY GRANGE, CLONDALKIN
- Sale date
- Declared sale price
- €485,000.00
8 WOODFORD WAY, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €425,000.00
55 CASTLE CLOSE, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €607,000.00
7 MONASTERY PARK, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €520,000.00
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 1 percent of the purchase price, equalling about 2490 euro.
- Solicitor legal fees: approximately 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: approximately 175 to 700 euro depending on the application type.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: approximately 400 to 800 euro for a standard apartment survey.
- Annual home insurance: approximately 300 to 600 euro depending on the policy and contents cover.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of living within walking distance of Clondalkin Village and its local amenities.
- Transport links such as the Red Cow Luas and local bus routes are commonly discussed as major positives for commuting.
- Gated development security and underground parking are recurring topics of interest among local residents.
- Management fees and upkeep of communal areas are occasionally raised in community discussions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The apartment features two double bedrooms and a functional layout, though apartment living with young children lacks a private garden, relying instead on communal areas.
- Teenagers5/10
With two double bedrooms, space is somewhat compact for growing teenagers, but the proximity to local amenities and transport links offers good independence.
- Multi-generational Living3/10
At approximately 65 square metres with two bedrooms and two bathrooms, the floor area is tight for multi-generational households.
- Single Buyers9/10
This two-bedroom, two-bathroom corner apartment is ideally sized for single buyers looking for an affordable, ready-to-occupy home with no onward chain.
- Couples9/10
The open-plan living, dining, and kitchen area, master ensuite, and second bedroom provide comfortable space for couples entering the property market.
- Empty Nesters8/10
Lift and stairs access, secure gated entry, and low-maintenance apartment living make this a strong option for empty nesters downsizing.
- Retirees7/10
Gated security and lift access suit retirees well, though management fees of approximately 1600 per annum and apartment living should be weighed against personal preferences.
Work
3 areas- Remote Working7/10
The second bedroom or open-plan layout offers potential for a home office setup, though broadband speeds should be verified.
- Hybrid Commuting9/10
Excellent transport links including local bus routes, the Red Cow Luas, and the N7/M50 make hybrid commuting highly practical.
- Retired7/10
Gated access, lift service, and low-maintenance living appeal to retirees, subject to comfort with apartment management structures.
Practical
8 areas- Ageing in Place6/10
Lift and stairs access and a single-level interior help with mobility, though apartment living involves management-controlled common areas.
- Low Maintenance9/10
Recently fitted new kitchen and floors combined with apartment living ensure minimal ongoing maintenance responsibilities.
- Secure Gated Entry9/10
The development features a gated entrance and underground secure parking for enhanced resident security.
- Minimalist Design8/10
The compact 65 square metre footprint with an open-plan layout lends itself well to minimalist interior styling.
- Flexible Floor Plans5/10
The layout is fixed as a standard two-bedroom apartment with an open-plan living space and limited scope for major structural reconfiguration.
- Heritage Home1/10
This is a modern apartment development rather than a period or heritage property.
- Ecological Setup5/10
Features a BER rating of C, indicating average energy efficiency for its type, which a buyer may wish to upgrade.
- Outdoor areas5/10
Provides a front-facing balcony with a south-west orientation and dual aspect natural light, alongside shared communal gardens.
Interests
9 areas- Gardening2/10
As a second-floor apartment with communal gardens and a front-facing balcony, opportunities for dedicated gardening are limited.
- Walking7/10
Being within walking distance to Clondalkin Village and local amenities supports daily walks and local strolls.
- Gym6/10
While there is no private gym on-site, the accessible location provides reasonable connectivity to broader fitness facilities in the area.
- Cycling6/10
The suburban location allows for cycling, though secure bicycle storage provisions within the development should be verified by the buyer.
- Golf5/10
Standard suburban positioning means local golf courses are reachable by car, though none are directly adjacent.
- Fishing3/10
The immediate urban and residential surroundings do not offer prominent fishing opportunities.
- Horse Riding2/10
Equestrian facilities are not a feature of this densely populated suburban area.
- Water Sports2/10
Inland location provides no immediate access to water sports facilities.
- Entertaining6/10
The open-plan lounge, dining, and kitchen area flows onto a south-west facing balcony, suitable for casual gatherings of a modest size.
Lifestyle
5 areas- Quiet Living5/10
Located in a popular development with good access to local transport and amenities, offering standard residential ambient noise levels.
- Rural Living2/10
This is an urban-suburban apartment setting in Clondalkin with minimal rural characteristics.
- Village Living8/10
The property is within walking distance to Clondalkin Village, offering convenient access to local shops, schools, and community amenities.
- Coastal Living1/10
The location is inland in West Dublin with no proximity to the coast.
- Urban Living8/10
Well-positioned with access to bus routes, the Red Cow Luas, and major road networks like the N7 and M50, fitting an urban commuter lifestyle.
Social
6 areas- Community Involvement6/10
Proximity to Clondalkin Village fosters a sense of local community engagement and participation.
- Café Culture7/10
Being within walking distance to Clondalkin Village provides good access to local cafes and eateries.
- Nightlife5/10
Local pubs and amenities are available nearby in the village, though major nightlife hubs require travel into central Dublin.
- Health/Wellness groups6/10
Local community facilities and surrounding areas offer standard access to pilates and stretching classes, wellness groups, and health services.
- Networking Opportunities5/10
Primarily a residential suburb, though strong transport connectivity allows for easy networking access in the wider city.
- Tech-Hub Connectivity7/10
Convenient transport links to major Dublin employment and tech corridors via the Luas and M50.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-3AF9F0HouseDelve · 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.