23 The Waterways, Sallins, KildareW91DH27
€230,000
1 Bed~1 Bath~48 m²~BER C2
What you'll like:
- Private rear garden: The property features an enclosed outdoor space with French doors, offering a rare luxury for apartment living that is ideal for pets or relaxing.
- Own door access: Having a private ground-floor entrance enhances privacy and eliminates shared hallways, providing a more house-like feel for everyday living.
- Commuter rail proximity: Sallins Train Station is just a short stroll away, offering direct Arrow line commuter access to Dublin for convenient daily travel.
- On-site retail convenience: SuperValu and a selection of local shops are located directly within the development, ensuring daily essentials are only steps away.
- Scenic canal greenway: The Grand Canal Greenway is right on the doorstep, offering extensive walking and cycling routes that greatly enhance the local lifestyle appeal.
- Stable asking price: The recorded asking price has remained completely unchanged since tracking began, suggesting a firm vendor position with no immediate panic reductions.
- Modern bathroom fixture: The listing highlights a modern bathroom installation, reducing the immediate need for costly plumbing or sanitary ware upgrades upon moving in.
- Open plan layout: The large kitchen and living room combination creates a spacious, sociable entertaining area that maximizes the natural light throughout the main living zone.
- Ample parking availability: The development provides designated parking spaces, ensuring hassle-free vehicle storage for residents and visiting guests right outside the front door.
- Gas-fired central heating: The property is equipped with a gas heating system, which generally offers efficient temperature control and reliable warmth during the colder winter months.
- Manageable floor area: At 48 square meters, this compact footprint translates to lower utility bills and minimal maintenance effort for busy single occupants or couples.
- Proximity to Naas: The bustling neighboring town of Naas is just a five-minute drive away, providing extensive shopping, dining, and entertainment options within easy reach.
- Popular development demand: The Waterways is an established and ever-popular residential location, historically supporting strong rental demand and steady long-term capital appreciation potential.
- Ground floor accessibility: Avoiding stairs makes this ground floor apartment particularly accessible for individuals with mobility considerations or heavy shopping loads.
- Direct French door access: The inclusion of French doors connecting the living room to the garden creates a seamless indoor-outdoor flow during warmer summer months.
- Established local community: Sallins offers a vibrant village atmosphere with local schools, sports clubs, and eateries, fostering a strong sense of community for new residents.
- Clear asking price baseline: At €230,000, the entry point aligns closely with typical one-bed suburban commuter belt valuations, making it a predictable target for mortgage lenders.
- Low maintenance exterior: Communal areas and building exteriors are managed via a service charge, freeing the homeowner from external painting and roof upkeep duties.
- Rental investment flexibility: Given the strong demand from commuters and single professionals, the property presents a viable buy-to-let option for residential property investors.
- Straightforward floor plan: The logical layout comprising an entrance hall, central living space, double bedroom, and bathroom ensures efficient utilization of every square meter.
But keep in mind:
- Annual service charges: Buyers must budget for the yearly management fee of €1,178.55, which impacts ongoing holding costs and typically increases incrementally over time.
- C2 energy rating: The C2 BER rating means heating efficiency is moderate, and the buyer should investigate potential insulation upgrades to improve comfort and lower bills.
- Compact living space: Measuring 48 square meters, the apartment offers limited interior storage capacity, requiring careful downsizing and minimalist furniture arrangements for comfortable living.
- Single bedroom constraint: With only one bedroom, the property has limited long-term flexibility if household sizes grow, potentially necessitating a future resale.
- Ground floor security: Ground-floor properties can carry higher perceived security risks, meaning buyers should inspect window locks, exterior lighting, and alarm provisions closely.
- Potential management restrictions: The management company rules may place strict limitations on pet ownership, structural alterations, or external garden storage installations.
- Lack of recent price drops: The unchanged asking price history indicates the seller may hold firm on expectations, reducing immediate room for aggressive initial negotiations.
- Gas heating maintenance: The gas boiler will require regular annual servicing, and older units may face unexpected repair or replacement costs that the buyer must absorb.
- Commuter parking competition: While parking is described as ample, peak commuter hours may lead to congestion or competition for visitor spots near the own-door entrance.
- Sound insulation risks: Ground-floor apartments beneath other units can sometimes experience impact noise from upstairs neighbors, requiring buyers to verify floor acoustic insulation.
- Garden maintenance obligations: The private rear garden requires regular upkeep of lawns and boundaries, adding a minor landscaping chore that apartment buyers may not expect.
- Drainage and damp checks: Ground-floor properties should be thoroughly inspected for proper sub-floor ventilation and damp-proofing around the external French doors.
- Service charge arrears risk: Buyers should instruct their solicitor to verify that the current owner has paid all management fees and that the owners' management company is solvent.
- Sinking fund adequacy: The buyer's legal team must investigate whether the development maintains a healthy sinking fund for major future structural repairs like roofs or painting.
- Limited natural light: Depending on the specific orientation of the ground floor windows and garden, certain rooms might experience restricted direct sunlight during winter.
- Public transport reliance: While the train station is close, reliance on the Arrow line means commuters are subject to timetable constraints, service delays, or fare increases.
- Local infrastructure pressure: Rapid residential growth in Sallins and Naas can lead to peak-hour traffic congestion on local approach roads and bridge crossings.
- Resale market liquidity: One-bedroom apartments can sometimes have slower resale turnover periods compared to three-bedroom family houses during broader market downturns.
- Insurance premium variations: Ground-floor units located near water features or canals should verify flood history and check if specialized or higher building insurance is required.
- Future development surround: Buyers should check local planning registers to ensure nearby undeveloped land in the wider area will not obstruct views or increase local density.
Price positioning
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- The asking price appears attractively valued when evaluating the compact forty-eight square meter floor area relative to broader market norms and apartment pricing trends seen across similar commuter belt developments in the surrounding suburban region.
- Under-valuation signals are supported by the stable tracking history showing zero upward adjustments since initial listing, potentially indicating a deliberate strategy by the vendor to generate competitive bidding interest from first-time buyers.
- Factors that could support such an accessible price point include the C2 energy rating and annual service charges, whereas strong local commuter demand could easily undermine the initial valuation by driving final bidding well past the asking figure.
- Relevant contextual elements involve the convenience of the own-door layout and private rear garden, features that frequently command a noticeable market premium among modern purchasers seeking outdoor space within easy walking distance of the train station.
Build Analysis
What we know from similar construction types
- The property is a ground floor own-door apartment featuring an open-plan kitchen/living room, one bedroom, one bathroom, and a private rear garden.
- Gas-fired central heating is installed, and buyers should verify the service history of the boiler.
- An annual service charge of 1,178.55 euros applies, which the buyer's solicitor should investigate regarding management company accounts, upcoming maintenance, and sinking fund balances.
- Buyers should check compliance with local planning and building regulations, particularly regarding the private rear garden access and boundary definitions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 600 to 900 euro.
- Explanation: Based on a floor area of 48 square metres and a BER rating of C2, the property has moderate energy efficiency. Gas-fired central heating is installed, and typical energy consumption for a property of this size and rating falls within this range under average usage conditions.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and suburban, showing no apparent proximity to major industrial pollution sources or active heavy industrial zones.
- Any historical or legacy waste concerns should be independently verified through local environmental searches, though no major hazards are immediately evident.
Flood Safe
6/10Water overflow reports to follow up
- The property is located in The Waterways development in Sallins, close to the Grand Canal and the River Liffey corridor, which requires general awareness of fluvial geography in the wider area.
- Being a ground floor apartment, the property lacks the physical separation from ground level that upper-story units have, making surface water pooling during heavy rainfall a pertinent factor to consider.
- Official map status for this precise location is currently unavailable, meaning buyers should rely on local inquiries regarding historical drainage performance during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
50 THE WATERWAYS, SALLINS, CO KILDARE
- Sale date
- Declared sale price
- €380,000.00
APT 1, THE WATERWAYS, SALLINS
- Sale date
- Declared sale price
- €252,000.00
63 THE WATERWAYS, SALLINS, NAAS
- Sale date
- Declared sale price
- €297,000.00
86 THE WATERWAYS, SALLINS, KILDARE
- Sale date
- Declared sale price
- €420,000.00
BLOCK B APT 14, THE WATERWAYS, SALLINS
- Sale date
- Declared sale price
- €255,000.00
Recent sales in the wider Sallins area
69 MILLBANK SQ, SALLINS, KILDARE
- Sale date
- Declared sale price
- €300,000.00
B 17 THE WATERWAYS, SALLINS, KILDARE
- Sale date
- Declared sale price
- €258,000.00
5 CASTLESIZE WAY, SALLINS, KILDARE
- Sale date
- Declared sale price
- €550,000.00
116 SALLINS BRIDGE, SALLINS, KILDARE
- Sale date
- Declared sale price
- €610,000.00
2 OSBERSTOWN COURT, SALLINS, KILDARE
- Sale date
- Declared sale price
- €260,000.00
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
23 THE WATERWAYS, SALLINS, KILDARE
- Sale date
- Declared sale price
- €116,713.75
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €2,300 — 1% of €230,000.
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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 to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 300 to 600 euro depending on the level of survey detail.
- Annual home insurance: approximately 300 to 600 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of Sallins Train Station for daily commuting to Dublin via the Arrow line.
- The Grand Canal Greenway is widely praised by locals as a major amenity for walking, running, and cycling.
- Community discussions often note the practical appeal of having SuperValu and local retail options within walking distance of residential developments.
- Traffic congestion during peak commuting hours around Sallins and nearby Naas is a frequent topic in local forums.
- Buyers often express interest in the area for its balance of village charm and accessibility to larger commercial hubs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
With only 1 bedroom and 48 m² of floor area, this property is completely unsuitable for families with young children due to the severe lack of space.
- Teenagers1/10
A 1-bedroom apartment of 48 m² offers no privacy or adequate accommodation for teenagers.
- Multi-generational Living1/10
The single-bedroom, compact layout makes multi-generational living impossible.
- Single Buyers9/10
As a 1-bedroom, ground-floor own-door apartment with a private garden, it is an ideal starter home or manageable property for single buyers.
- Couples7/10
Well-suited for couples starting out, though the single bedroom means it is best suited for those without immediate plans to expand.
- Empty Nesters8/10
The ground-floor layout, own door, and low-maintenance nature make this a strong option for empty nesters looking to downsize.
- Retirees8/10
Being a ground-floor apartment with a private garden and walking distance to local amenities and the train station, it appeals well to retirees seeking convenience.
Work
3 areas- Remote Working7/10
The open-plan living area can accommodate a home office setup, though as a 1-bedroom apartment, dedicated separate workspace is limited.
- Hybrid Commuting9/10
Sallins Train Station (Arrow line) is just a short stroll away, offering direct commuter access to Dublin and beyond.
- Retired8/10
Convenient access to local shops and transport links makes it practical for retirees who no longer wish to commute.
Practical
8 areas- Ageing in Place8/10
As a ground-floor apartment with its own entrance and no internal stairs, it is well-suited for ageing in place, though accessibility modifications may vary.
- Low Maintenance9/10
Apartment living with an annual service charge covering communal upkeep ensures a low-maintenance lifestyle.
- Secure Gated Entry4/10
The listing mentions ample parking and an own-door setup, but does not explicitly detail secure gated entry.
- Minimalist Design8/10
The 48 m² footprint and open-plan layout naturally lend themselves to a minimalist lifestyle.
- Flexible Floor Plans4/10
With a compact 1-bedroom layout, floor plan flexibility is inherently limited.
- Heritage Home1/10
This is a modern development apartment rather than a period or heritage home.
- Ecological Setup5/10
The property carries a C2 BER rating, indicating standard energy efficiency with potential room for upgrades.
- Outdoor areas7/10
Benefits from an enclosed private rear garden accessed via French doors from the living area, a rare find for a 1-bedroom apartment.
Interests
9 areas- Gardening5/10
Features an enclosed private rear garden, offering a great manageable space for pot gardening and small-scale planting.
- Walking9/10
The Grand Canal Greenway offers scenic walking and cycling routes right on the doorstep.
- Gym6/10
Local leisure facilities are noted in the area, though specific on-site gym amenities are not mentioned.
- Cycling9/10
Direct access to the Grand Canal Greenway provides excellent cycling routes.
- Golf5/10
General Kildare location offers regional access to golf courses, though none are specifically highlighted on the doorstep.
- Fishing7/10
Proximity to the Grand Canal provides local opportunities for angling and fishing enthusiasts.
- Horse Riding5/10
County Kildare is traditionally associated with equestrian activities, though buyers should investigate nearby stables.
- Water Sports4/10
Canal proximity allows for some water-based activities like kayaking, but major water sports are limited.
- Entertaining6/10
The open-plan kitchen/living room with French doors opening to a private rear garden provides a nice space for hosting small gatherings.
Lifestyle
5 areas- Quiet Living6/10
Located within a popular development close to shops and transport links, so while manageable, it may experience typical residential development activity.
- Rural Living2/10
This is a suburban village development rather than a rural setting.
- Village Living9/10
Sallins is described as a charming and vibrant village, and the property is within walking distance of local shops, cafés, and amenities.
- Coastal Living1/10
The location in County Kildare is landlocked and far from the coast.
- Urban Living5/10
It offers a village and suburban commuter lifestyle rather than a bustling urban centre, though Naas is a short drive away.
Social
6 areas- Community Involvement7/10
Located within a popular and vibrant village development with active local amenities.
- Café Culture7/10
Sallins offers a variety of shops and cafés within walking distance, supplemented by nearby Naas.
- Nightlife5/10
Local village pubs and restaurants are available, with a wider selection of nightlife found a short drive away in Naas.
- Health/Wellness groups6/10
Local leisure facilities and community groups are accessible in the Sallins and Naas area.
- Networking Opportunities5/10
Commuter town dynamics mean most professional networking is likely directed towards Dublin or Naas.
- Tech-Hub Connectivity6/10
Direct train links to Dublin support connectivity, though buyers should verify local broadband speeds.
Listing information
- Agent
- Home Club
- Phone
- 01-5826120
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-B44178HouseDelve · 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.