21 Haddington Square, Haddington Road, Ballsbridge, Dublin 4D04Y5C3
€525,000
2 Bed~1 Bath~60 m²~BER D1
What you'll like:
- Prime Dublin 4 address: Located in prestigious Ballsbridge, the property offers exceptional proximity to high-end amenities, upscale dining, and major commercial hubs, ensuring strong long-term capital preservation.
- Charming architectural facade: Featuring a striking stone and red-brick exterior with traditional period detailing, the home delivers remarkable curb appeal that immediately distinguishes it from standard modern builds.
- Desirable end-of-terrace position: The end-of-terrace layout provides enhanced privacy and extra side windows that allow significantly more natural light to flood the interior spaces throughout the day.
- Vaulted living area: The impressive vaulted ceiling in the main living space creates an airy, voluminous atmosphere that magnifies the floor area and enhances overall daily comfort.
- Walk-in interior condition: Presented in excellent decorative order across two levels, the home allows buyers to move in immediately without incurring heavy upfront renovation or redecoration expenses.
- Secure development setting: Situated within a secure gated environment, the property offers enhanced peace of mind and physical security for residents living close to the city center.
- Dedicated parking included: The provision of an assigned parking space is a massive logistical and financial advantage in this congested urban district where street parking is scarce.
- Landscaped communal grounds: Beautifully maintained shared gardens surround the development, offering tranquil outdoor green spaces for relaxation without the burden of private garden maintenance.
- Compact and efficient footprint: Extending to approximately sixty square meters, the manageable layout ensures low utility consumption and straightforward domestic upkeep for busy professionals or downsizers.
- Modern upgraded bathroom: The contemporary bathroom installation features quality fixtures and fittings, eliminating the immediate need for costly plumbing or sanitaryware upgrades after purchase.
- Fitted bedroom storage: Both bedrooms include integrated fitted wardrobes, maximizing floor space availability and providing ready-made storage solutions for incoming occupants.
- Fully equipped kitchen: The integrated kitchen comes ready with essential appliances, allowing for immediate culinary functionality without requiring initial capital expenditure on white goods.
- Strong rental demand: High tenant desirability in Ballsbridge makes this property an attractive acquisition for investors seeking reliable rental yields and strong corporate tenant interest.
- Excellent public transport: Convenient access to nearby DART stations and multiple bus corridors ensures effortless commuting into the heart of Dublin city center and surrounding suburbs.
- Walkable neighborhood lifestyle: Residents can easily stroll to local artisanal cafés, gourmet restaurants, convenience shops, and recreational parks, supporting a vibrant and active urban lifestyle.
- Stable asking price: The listed asking price has remained firm and unchanged at five hundred twenty-five thousand euros, indicating a confident seller and consistent market positioning.
- Ideal downsizing option: Single-level living areas combined with a manageable overall footprint make this a perfect property for older buyers looking to trade down from larger family homes.
- First-time buyer appeal: Representing an entry point into a blue-chip postal code, it provides young professionals with an established address and strong potential for future property appreciation.
- Clear layout distribution: The well-defined separation of living zones on the ground level and sleeping quarters above optimizes privacy and functionality within the compact floor plan.
- Manageable annual fees: The published annual service charge of one thousand one hundred ninety-four euros covers comprehensive grounds maintenance and security upkeep, offering predictable ownership costs.
But keep in mind:
- Suboptimal BER rating: The property holds a D1 energy rating, which indicates poor thermal efficiency and signals that the buyer should budget for future insulation or heating upgrades.
- Electric storage heating: Equipped with traditional electric storage heaters rather than a modern heat pump or gas system, heating costs may prove high and less responsive to sudden temperature drops.
- Modest floor area: Measuring only sixty square meters, the property offers limited interior space, which may feel restrictive for growing families or buyers with excessive belongings.
- Single bathroom constraint: Having only one shared bathroom serving both bedrooms could create morning congestion and inconvenience for multiple occupants or visiting guests.
- Service charge liabilities: Annual service charges of one thousand one hundred ninety-four euros will represent an ongoing yearly expense that is subject to future inflationary increases by the management company.
- Management company oversight: Buyers should thoroughly investigate the sinking fund status, upcoming major capital expenditures, and house rules enforced by the owners' management company before closing.
- Potential parking constraints: While a designated space is provided, visitors may struggle to find convenient parking nearby due to strict local parking controls and high neighborhood demand.
- Lack of private garden: The absence of a private outdoor yard means residents must rely entirely on shared communal grounds for fresh air and outdoor seating.
- Stagnant price tracking: The lack of price movement since initial tracking suggests the seller may be inflexible on price, reducing short-term negotiation margins for aggressive buyers.
- Upstairs sound insulation: End-of-terrace and multi-level structures of this vintage should be checked for inter-floor and party wall acoustic insulation to ensure privacy from neighbors.
- Unverified appliance condition: The selling agents explicitly note that fixtures and services have not been tested, meaning buyers must independently verify the working order of all heating and kitchen units.
- Compact kitchen dimensions: The fully equipped kitchen area may feature limited countertop space and cabinetry, potentially restricting extensive cooking or food preparation activities.
- Sloped ceiling restrictions: The vaulted living area and upper-level rooms may feature coombed or sloped ceilings that restrict furniture placement and reduce usable headroom in certain zones.
- Proximity to busy roads: Being situated near Haddington Road exposes the development to urban traffic noise and congestion during peak commuting hours, impacting acoustic comfort.
- Limited expansion potential: Due to the end-of-terrace footprint and shared development constraints, extending the property to increase living space would likely prove extremely difficult or restricted.
- Historic building maintenance: Period characteristics and older exterior masonry require ongoing specialist maintenance and periodic inspections to prevent dampness or structural deterioration.
- Ventilation and condensation: Older configurations combined with D1 thermal performance can occasionally lead to condensation issues in bathrooms and kitchens unless proper ventilation is actively maintained.
- Staircase configuration: The multi-level layout features interior stairs connecting the living spaces to the bedrooms, which may present mobility challenges for elderly residents or toddlers.
- High entry price per meter: The Ballsbridge location commands a premium price per square meter, meaning buyers are paying heavily for the postal code rather than sheer interior volume.
- Future retrofit disruption: Achieving a modern B or A energy rating from a D1 baseline would require disruptive deep-retrofitting works, including external wall insulation and window replacements.
Price positioning
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- The asking price appears somewhat overvalued because it sits higher than several historical completions for similarly sized units in the immediate development, reflecting aggressive vendor positioning in a premium postcode.
- Valuation signals show a stable listing history at this price point without reductions, suggesting the agent is testing buyer commitment and gauging strong demand within this highly sought-after Dublin enclave.
- Potential factors supporting this valuation include the charming end-of-terrace period features, walk-in condition, and secure parking, whereas the sub-optimal D1 energy rating could undermine buyer enthusiasm and create negotiation friction.
- Relevant market dynamics indicate that while prime locations command premiums, buyers are increasingly sensitive to energy efficiency upgrades, meaning final negotiations may settle slightly below the initial asking figure.
Build Analysis
What we know from similar construction types
- The property features a striking stone and red-brick façade with period character and is positioned as an end-of-terrace house, providing an additional sense of privacy and natural light.
- Internal accommodation extends to approximately 60 square meters over two levels and includes a vaulted living area, a fully equipped kitchen, two bedrooms with fitted wardrobes, and a modern upgraded bathroom.
- Heating is provided by electric storage heating, which is common in older developments but should be evaluated by a buyer for efficiency and running costs.
- The property is situated within a secure development with an annual service charge of €1,194, which covers designated car parking and landscaped communal gardens; buyers should investigate what specific maintenance and management services are included under this fee.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D1, indicating that energy efficiency is suboptimal and a deep retrofit may be beneficial to improve comfort and reduce energy consumption.
- A comprehensive deep retrofit for a 60 square meter property typically ranges from €30,000 to €50,000, depending on the scope of work required.
- Key measures for a property of this type would likely include upgrading the electric heating system to a more modern heat pump or high-efficiency alternatives, improving internal or external insulation where conservation guidelines permit, and upgrading windows and doors to enhance thermal performance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1400 to 1800 euro.
- Explanation: The property has a D1 BER rating and utilizes electric storage heating across approximately 60 square metres, which generally results in higher energy consumption compared to more modern, energy-efficient heating systems.
Pollution Safe
8/10Environmental situation to investigate
- The location in Ballsbridge is primarily residential and commercial, showing no immediate proximity to heavy industrial plants, active landfills, or large-scale waste incinerators.
- Any historical or legacy industrial pollution concerns in the wider Dublin 4 docklands and canal corridor are generally well-monitored, though buyers should verify local environmental reports if specific concerns arise.
Flood Safe
7/10Water overflow reports to follow up
- The property is situated within an established Dublin 4 postal district with generally standard urban drainage infrastructure.
- Given the proximity to the Grand Canal and coastal tidal zones in the wider area, localized heavy rainfall events should be investigated for potential surface water pooling, though the specific property is not established as being at high flood risk.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 HADDINGTON SQ, HADDINGTON RD, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €445,000.00
23 HADDINGTON SQUARE, Beggars Bush, Ballsbridge
- Sale date
- Declared sale price
- €540,000.00
12 HADDINGTON SQ, HADDINGTON RD, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €440,000.00
7 HADDINGTON SQ, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €355,000.00
24 HADDINGTON SQ, HADDINGTON RD, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €530,000.00
Recent sales in the wider Ballsbridge area
7 THORNFIELD, STILLORGAN RD, DUBLIN 4
- Sale date
- Declared sale price
- €1,600,000.00
22 GRAND CANAL WHARF, SOUTH DOCK ST, DUBLIN 4
- Sale date
- Declared sale price
- €549,000.00
60 SHELBOURNE PARK, SOUTH LOTTS RD, DUBLIN 4
- Sale date
- Declared sale price
- €517,000.00
41 SERPENTINE AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,100,000.00
90 BALLSBRIDGE WOOD, SHELBOURNE RD, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €860,000.00
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: €5,250 — 1% of €525,000.
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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 1500 to 3000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro for a structural pre-purchase survey.
- Annual home insurance: approximately 350 to 650 euro depending on the level of cover and excess chosen.
Forum Talk
What people are saying about this area
- Residents in Ballsbridge frequently highlight the neighborhood's exceptional walkability and proximity to the Grand Canal and city center.
- Local forums often discuss the strong rental demand and appeal of secure gated developments for professionals and downsizers in Dublin 4.
- Discussions regarding transport mention convenient access to DART and major bus routes, though peak traffic on surrounding arterial roads is a common topic.
- Community groups note ongoing local initiatives to enhance cycling infrastructure and maintain the landscaped public spaces around Ballsbridge.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
With 60 square meters of floor area across two levels and a single bathroom, space is somewhat compact for young children, though the secure development and landscaped communal gardens offer a safe environment.
- Teenagers3/10
Two bedrooms and limited shared living space mean teenagers would find accommodation quite cramped, lacking independent hang-out areas.
- Multi-generational Living2/10
The compact 60 sq m layout and single bathroom make multi-generational living impractical due to a lack of privacy and independent living zones.
- Single Buyers9/10
An ideal footprint for a single buyer looking for a manageable, characterful home in a highly sought-after Dublin 4 location with excellent transport links.
- Couples8/10
Well-suited for couples seeking a low-maintenance home in the heart of Ballsbridge, featuring a bright vaulted living area and two bedrooms.
- Empty Nesters8/10
The manageable size, secure gated setting with designated parking, and proximity to local amenities make this an appealing choice for downsizers.
- Retirees7/10
Offers secure and convenient living with landscaped communal grounds, though buyers should verify internal stair access across the two levels for long-term mobility.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows for a dedicated home office setup, though buyers should verify broadband connectivity speeds.
- Hybrid Commuting9/10
Excellent transport links and close proximity to Dublin city centre make this an exceptional base for hybrid workers and commuters.
- Retired8/10
Low-maintenance property in a secure development with local services nearby, making it well-suited for retirees seeking convenience.
Practical
8 areas- Ageing in Place6/10
While the secure gated setting and manageable size are appealing, buyers should note the two-level accommodation layout when considering long-term mobility.
- Low Maintenance8/10
End-of-terrace house format with managed communal grounds and a compact 60 sq m floor area ensuring manageable upkeep.
- Secure Gated Entry9/10
Situated in a secure development featuring designated car parking and controlled access for peace of mind.
- Minimalist Design7/10
Clean, well-presented accommodation in walk-in condition with a bright vaulted living area that lends itself well to minimalist styling.
- Flexible Floor Plans5/10
At 60 sq m across two levels, the layout is functional and well-proportioned but offers limited scope for major reconfiguration.
- Heritage Home8/10
Combines period character with a striking stone and red-brick façade and traditional detailing in a historic Dublin 4 setting.
- Ecological Setup5/10
Features electric storage heating and a D1 BER rating, indicating potential energy efficiency upgrades could be explored by the buyer.
- Outdoor areas4/10
Lacks a private garden, though residents enjoy access to attractive landscaped communal gardens surrounding the property.
Interests
9 areas- Gardening4/10
There is no private garden, though residents benefit from well-maintained landscaped communal gardens within the development.
- Walking9/10
Highly walkable neighborhood with immediate access to local cafés, shops, and straightforward pedestrian routes into Dublin city centre.
- Gym8/10
The central urban location in Ballsbridge places various fitness facilities and health clubs within easy reach.
- Cycling8/10
Flat terrain and proximity to the city centre make cycling a viable and efficient commuting option from this location.
- Golf6/10
Several established golf clubs in the wider South Dublin region are accessible via transport links, though none are directly adjacent.
- Fishing2/10
The inland urban setting offers minimal immediate opportunities for fishing enthusiasts.
- Horse Riding2/10
An inner-urban location with no local equestrian facilities or stables nearby.
- Water Sports5/10
Reasonable proximity to Dublin Bay and coastal amenities for sailing and water sports enthusiasts.
- Entertaining6/10
Features a comfortable vaulted living area and fully equipped kitchen, though the 60 sq m total footprint limits large-scale indoor gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated within a secure development featuring landscaped communal gardens that create a sense of calm despite its central urban location in Ballsbridge.
- Rural Living1/10
Located in a densely populated urban environment in Dublin 4, offering no rural characteristics.
- Village Living8/10
Ballsbridge provides a distinct village feel with an excellent selection of cafés, restaurants, and local shops within immediate walking distance.
- Coastal Living4/10
While Dublin 4 offers reasonable proximity to the coastline and Dublin Bay, the property itself is firmly situated in an urban residential setting.
- Urban Living9/10
Prime Dublin 4 location offering convenient access to the city centre with excellent transport links and vibrant neighborhood amenities.
Social
6 areas- Community Involvement6/10
Established residential neighborhood with a strong local community feel and active neighborhood associations.
- Café Culture10/10
Ballsbridge is renowned for its vibrant selection of high-end cafés, restaurants, and social spots right on the doorstep.
- Nightlife7/10
Good local pubs and dining options within the immediate area, with effortless access to the wider nightlife of Dublin city centre.
- Health/Wellness groups8/10
Abundant local fitness studios, pilates and stretching classes, and wellness facilities available throughout the Ballsbridge and surrounding districts.
- Networking Opportunities8/10
Proximity to commercial hubs and business districts in Dublin 4 provides strong networking potential for professionals.
- Tech-Hub Connectivity8/10
Convenient access to Dublin's major tech employment centers across the city and docklands area via public transport.
Listing information
- Agent
- Herbert & Lansdowne Estate Agents
- Phone
- 01 532 9000
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-53ABDDHouseDelve · 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.