26 Blacklion Manor, Greystones, WicklowA63H024
€485,000
3 Bed~2 Bath~92 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts a strong B energy rating which indicates good thermal insulation and lower utility bills, while potentially qualifying for green mortgage rates.
- Extended attic space: The conversion completed in 2013 adds substantial value and living area, providing more square footage than standard units in this development according to the description.
- Recent 2024 refurbishment: Having a newly fitted kitchen and new flooring installed throughout reduces immediate maintenance costs and offers a fresh, turnkey condition for the buyer.
- Stunning coastal views: Elevated vistas overlooking the Greystones coastline and Bray Head from the living area and main bedroom enhance daily living and long-term appeal.
- Generous bedroom count: Providing three double bedrooms ensures flexible accommodation options for growing families, home offices, or guests, which is uncommon for standard apartments.
- Private outdoor balcony: The main bedroom features a private outdoor balcony laid with artificial grass and a storage shed, offering a quiet, personal outdoor retreat.
- En suite convenience: Bedroom two includes a fully tiled en suite shower room with modern fixtures, reducing morning congestion in the main family bathroom.
- Cozy living features: The open-plan living area includes a wood-burning stove with a tiled surround and an integrated media wall, creating a warm focal point.
- Modern kitchen finishes: The newly installed kitchen features high-end marble worktops, a breakfast bar, and integrated appliances including a Neff gas hob and Bosch dishwasher.
- Dedicated parking available: The availability of parking directly addresses a major urban and suburban pain point for vehicle owners in multi-unit developments.
- Low-density corridor layout: Sharing the corridor with only one other unit enhances privacy and minimizes hallway noise compared to high-density apartment blocks.
- Proximity to town centre: Greystones town is within walking distance, providing easy access to a wonderful selection of bistros, boutiques, restaurants, and local amenities.
- Convenient shopping access: The Blacklion Shopping Centre is located directly on the doorstep, offering immediate convenience for daily grocery and retail needs.
- Excellent rail connectivity: The Greystones DART station is a short drive away, providing direct and reliable commuter rail access straight into Dublin city centre.
- Major road links: The N11 is within easy reach, linking residents efficiently to the M50 motorway network and Dublin Airport for travel convenience.
- Abundant local recreation: Nearby amenities include renowned golf clubs like Greystones, Delgany, and Druids Glen, alongside local beaches and Wicklow mountain trails.
- Smart storage solutions: The property includes understairs storage housing a washing machine, additional hallway presses, built-in wardrobes, and practical eaves storage.
- Gas-fired central heating: Equipped with a dependable gas-fired central heating system and combi boiler, ensuring rapid and controllable warmth throughout the home.
- Stable asking price: The asking price has remained stable at €485,000 without erratic fluctuations, suggesting a straightforward and consistent vendor pricing strategy.
- Turnkey investor appeal: The combination of modern upgrades, three bedrooms, and a desirable coastal location makes this an attractive, rent-ready option for investors.
But keep in mind:
- Duplex service charges: Buyers should verify annual management fees and service charges, as duplex developments often carry ongoing costs for common area maintenance.
- Planning permission compliance: While the attic conversion had full planning permission in 2013, the buyer's solicitor must verify that all fire safety and structural regulations were fully signed off.
- Title and leasehold terms: Buyers must investigate the exact leasehold terms, remaining lease length, and whether the attic space is formally integrated into the primary title deeds.
- Management company health: Due diligence should include reviewing the management company's sinking fund balances, upcoming scheduled repairs, and past financial accounts.
- Staircase and mobility limits: As a multi-level duplex apartment involving stairs to reach the main living areas and bedrooms, accessibility may be challenging for individuals with limited mobility.
- Potential sound transfer: Although the corridor is shared with only one unit, buyers should check party wall acoustic insulation levels to ensure privacy from adjacent neighbors.
- Parking space allocation: Buyers must verify whether the available parking is designated to a specific numbered bay or operated on a generic unallocated permit basis.
- Management rules and restrictions: Reviewing the development's house rules regarding pets, subletting, and exterior alterations is essential before finalizing the purchase.
- Insurance and block policy: Check what structural elements are covered under the master block insurance policy versus what internal contents require separate tenant or homeowner coverage.
- Refurbishment warranties: Verify if transferable warranties or guarantees are available for the new 2024 kitchen appliances, flooring installation, and recent upgrades.
- Boiler service history: Request the recent service history and safety certification for the gas-fired central heating combi boiler to ensure reliable operation.
- Window glazing efficiency: Although the BER is B, the buyer should check the acoustic and thermal performance of the windows, particularly facing exposed coastal winds.
- Attic insulation standards: Confirm that the 2013 attic conversion insulation fully meets modern building standards despite the favorable overall B energy rating.
- Refuse and bin facilities: Investigate the location, capacity, and management of communal bin storage areas to ensure adequate waste handling for residents.
- Bicycle and large storage: Aside from the small shed on the balcony, check if there are secure communal facilities for storing bicycles or bulky outdoor equipment.
- Traffic and DART access: While the DART is a short drive away, walking to the station might be less convenient in inclement weather, so local bus links should be checked.
- Future local development: Investigate local planning maps around Greystones and Blacklion to check for potential future developments that might impact views or traffic.
- Balcony maintenance responsibility: Clarify whether the maintenance of the balcony structure and artificial grass falls under the private owner's remit or the management company.
- Ventilation in bathrooms: Check the operational efficiency of extractor fans in the en suite and main bathroom to prevent moisture accumulation in an apartment setting.
- Strict asking price firmness: The lack of asking price movement so far suggests the seller may currently hold a firm stance on the €485,000 valuation during negotiations.
Price positioning
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- The asking price appears moderately elevated relative to historical local transactions on the same street, reflecting a valuation premium for its extended attic layout and recent comprehensive interior refurbishments.
- Upward valuation signals include a high B energy rating, modern 2024 kitchen installations, and scenic coastal and mountain views, which command stronger buyer interest in the current Greystones market.
- Factors that could support this ambitious pricing include turnkey condition and flexible three-bedroom accommodation, whereas potential oversupply of similar units locally could undermine sustained buyer momentum.
- The stable asking-price history without reductions indicates firm vendor confidence, suggesting that final achievable prices will depend heavily on competitive bidding among prospective first-time buyers.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom duplex apartment that was extended into the attic space in 2013.
- A buyer should verify that all structural alterations, including the attic conversion and the inclusion of the attic space within the property title, comply with local planning regulations and building control standards.
- The listing notes full planning permission was obtained for the 2013 extension; buyers should inspect documentation confirming this alongside compliance certification.
- Recent 2024 refurbishments include a new kitchen and new flooring throughout, which should be inspected for quality of installation.
- The property features gas-fired central heating with a combi boiler and a wood-burning stove; a buyer should check the servicing records and compliance of these heating installations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €900 to €1,300.
- Explanation: Given the property size of approximately 92 m2 and a favorable B energy rating along with gas-fired central heating and a wood-burning stove, overall energy consumption should be moderate compared to lower-rated homes, though actual costs will depend heavily on individual usage patterns and fuel price fluctuations.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated position overlooking the coastline and Bray Head, which generally reduces direct surface flood risk for the building itself.
- Prospective buyers should consult detailed local flood maps and verify any potential coastal or localized heavy rainfall surface water considerations.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
17 BLACKLION MANOR, GREYSTONES, WICKLOW
- Sale date
- Declared sale price
- €405,000.00
96 BLACKLION MANOR, GREYSTONES, WICKLOW
- Sale date
- Declared sale price
- €880,000.00
77 BLACKLION MANOR, BLACKLION RD, GREYSTONES
- Sale date
- Declared sale price
- €454,000.00
71 BLACKLION MANOR, GREYSTONES, CO WICKLOW
- Sale date
- Declared sale price
- €364,000.00
75 BLACKLION MANOR, GREYSTONES, WICKLOW
- Sale date
- Declared sale price
- €335,000.00
Recent sales in the wider Greystones area
10 NEW RD, KILLINCARRIG, GREYSTONES
- Sale date
- Declared sale price
- €934,050.00
CURRAHEEN, KILLINCARRIG RD, GREYSTONES
- Sale date
- Declared sale price
- €1,725,000.00
100 GLENHERON VIEW, GLENHERON, GREYSTONES
- Sale date
- Declared sale price
- €720,000.00
302 CHARLESLAND PARK, GREYSTONES, WICKLOW
- Sale date
- Declared sale price
- €418,000.00
HOMELEIGH, BURNABY RD, GREYSTONES
- Sale date
- Declared sale price
- €2,350,000.00
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: €4,850 — 1% of €485,000.
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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: €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: €400 to €800 depending on the property value and registry type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation report.
- Surveyor fees: €500 to €1,200 depending on the level of detailed building inspection required.
- Annual home insurance: €400 to €900 per year depending on the chosen policy and coverage levels.
Forum Talk
What people are saying about this area
- Residents in Greystones frequently praise the town's vibrant community spirit, excellent local amenities, and coastal lifestyle.
- Local forums often discuss transport links, noting that while the DART station is convenient, peak-time parking and traffic near the Blacklion area can be busy.
- Community discussions highlight the ongoing appeal of local schools, sporting clubs, and proximity to both the beach and Wicklow mountains.
- Residents frequently share positive feedback regarding the convenience of having Blacklion Shopping Centre on the doorstep for daily essentials.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property offers three bedrooms and an adjoining green area, making it suitable for young families, though buyers should verify the safety and management of shared outdoor spaces.
- Teenagers6/10
With three double bedrooms and proximity to Greystones town, there is adequate space for teenagers, though apartment living lacks a private back garden.
- Multi-generational Living4/10
The duplex layout spans multiple levels with stairs, which may present accessibility challenges for multi-generational living arrangements.
- Single Buyers8/10
A modern, turnkey 92 m2 home with a B energy rating that offers an appealing layout for single buyers looking for extra space or a home office.
- Couples8/10
The open-plan living, dining, and kitchen area with sea and excellent views provides a great setting for couples.
- Empty Nesters7/10
Low maintenance duplex living with modern upgrades in 2024 suits empty nesters looking to downsize while staying close to local amenities.
- Retirees5/10
While close to town amenities, the property is a duplex apartment with internal stairs and upper-floor living spaces, which may be less ideal for long-term retirement mobility.
Work
3 areas- Remote Working9/10
The three-bedroom layout allows flexible space for a home office, complemented by good overall property space.
- Hybrid Commuting8/10
Greystones DART station is a 5-minute drive away offering direct rail access to Dublin city centre, alongside N11/M50 links.
- Retired7/10
A turnkey, low-maintenance home ideal for those who have finished working, though internal stairs should be considered.
Practical
8 areas- Ageing in Place4/10
The duplex layout features internal stairs and an attic conversion, which may not support long-term ageing in place.
- Low Maintenance9/10
Extensively refurbished in 2024 with a new kitchen, flooring throughout, and a B energy rating.
- Secure Gated Entry3/10
The listing details parking and a quiet corridor shared with only one other unit, but does not mention secure gated entry.
- Minimalist Design7/10
Modern turnkey presentation with clean finishes and an open-plan layout.
- Flexible Floor Plans8/10
The extended attic space and three bedrooms offer flexible accommodation options.
- Heritage Home2/10
This is a modern extended duplex apartment rather than a traditional heritage property.
- Ecological Setup8/10
Benefits from a B Building Energy Rating and gas-fired central heating with a combi boiler.
- Outdoor areas6/10
Includes a private balcony off the main bedroom with a storage shed and views of Bray Head, plus an adjoining green area.
Interests
9 areas- Gardening3/10
As an extended duplex apartment, there is no traditional private garden, only a private balcony laid in artificial grass.
- Walking9/10
Excellent opportunities for coastal and mountain walks between the Irish Sea and the Wicklow Mountains.
- Gym7/10
Proximity to Greystones town ensures good access to local fitness facilities and wellness groups.
- Cycling7/10
The surrounding coastal and regional roads offer good cycling routes, though buyers should check bicycle storage provisions.
- Golf9/10
Renowned golf clubs including Greystones, Delgany, and Druids Glen are on the doorstep.
- Fishing7/10
Coastal location provides good proximity to local sea angling spots along the Wicklow coast.
- Horse Riding6/10
Proximity to the Wicklow countryside offers access to local equestrian facilities.
- Water Sports8/10
Being situated right in Greystones near the coast allows for easy participation in local water sports.
- Entertaining8/10
The bright open-plan kitchen, dining, and living area with a wood-burning stove and sea views is well-suited for hosting guests.
Lifestyle
5 areas- Urban Living5/10
Provides suburban convenience with easy access to Dublin via the nearby DART station and N11/M50.
- Quiet Living7/10
The corridor is shared with only one other unit, contributing to a private and quiet feel within the development.
- Rural Living3/10
Located in a suburban residential development close to Greystones town rather than a rural setting.
- Village Living9/10
Walking distance to Greystones town with its selection of bistros, boutiques, restaurants, and shops.
- Coastal Living9/10
Stunning views of the Greystones coastline, Irish Sea, and Bray Head, with local beaches nearby.
Social
6 areas- Community Involvement7/10
Greystones has an active community with local clubs, libraries, and events nearby.
- Café Culture9/10
Walking distance to Greystones town centre, which features a wonderful selection of bistros and cafes.
- Nightlife7/10
Local pubs, restaurants, and social venues in Greystones provide a lively evening scene.
- Health/Wellness groups8/10
Good availability of local health, fitness, and wellness groups within the immediate area.
- Networking Opportunities6/10
Suburban setting with convenient transport links to wider Dublin business networks.
- Tech-Hub Connectivity7/10
Good transport and digital connectivity make it viable for tech professionals commuting or working remotely.
Listing information
- Agent
- McGovern Estates
- Phone
- 01 287 7088
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-B8B485HouseDelve · 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.