Photograph 1 of 10 of 289 Beechwood Court, Stillorgan, Co. Dublin
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289 Beechwood Court, Stillorgan, Co. DublinA94FX64

€425,000

2 Bed~2 Bath~78 m²~BER C1

What you'll like:

  • Prime Stillorgan Location: The property is positioned adjacent to the N11 Stillorgan Road and within walking distance of Stillorgan Village, offering exceptional convenience for daily shopping, dining, and local amenities.
  • Excellent Public Transport: Situated right beside the N11 Quality Bus Corridor with frequent services like the E1, E2, and Aircoach, providing fast and reliable access to the city center and airport.
  • Proximity to Rail Networks: Both the Sandyford Luas station and Blackrock DART station are accessible within a thirty-minute walk or a ten-minute cycle, enhancing overall connectivity.
  • Reputable Development Origin: Constructed in 2006 by Jackson Homes, a highly regarded developer, indicating a standard of build quality that reassures buyers regarding structural longevity.
  • Turn-Key Condition: Maintained in immaculate condition by the current owner, allowing a new buyer to move in immediately without incurring initial renovation or redecoration expenses.
  • Double Aspect Living: Features a bright double aspect living space that maximizes natural daylight throughout the day, creating an inviting and uplifting interior environment for occupants.
  • Extra Large Balcony: Includes a spacious wrap-around balcony accessible from both the living area and the main bedroom, offering pleasant elevated views overlooking a well-maintained green area.
  • Quality Kitchen Finishes: Equipped with a high-standard fitted kitchen complemented by natural stone worktops, combining aesthetic appeal with durable workspace for home cooking enthusiasts.
  • Generous Floor Area: Spanning approximately 78 square meters, the apartment provides comfortable room proportions that compare favorably against smaller two-bedroom units currently on the local market.
  • Two Double Bedrooms: Features two proper double bedrooms complete with built-in wardrobes, ensuring adequate storage and comfortable accommodation for couples, small families, or sharers.
  • Ensuite Master Bedroom: The primary bedroom benefits from a private ensuite shower room, offering an extra layer of convenience and privacy for the primary occupants.
  • Dedicated Underground Parking: Includes a designated secure underground parking space, providing peace of mind and protection for vehicle owners in a busy suburban location.
  • Comprehensive On-Site Amenities: The development incorporates its own on-site creche, which is a significant advantage for young families seeking convenient childcare solutions close to home.
  • Educational Proximity: Located near a wide selection of primary and secondary schools, as well as University College Dublin and Smurfit Business School, appealing to academics and investors alike.
  • Dedicated Utility Storage: Features a convenient utility and hot press storage closet off the hallway, helping to keep laundry appliances and household clutter neatly out of sight.
  • Natural Gas Heating: Heated by a gas-fired central heating system which offers efficient temperature control and reliable warmth during the colder winter months.
  • Stable Asking Price: The recorded asking price has remained stable at 425000 euros since tracking began, suggesting a firm pricing strategy from the vendor without sudden erratic fluctuations.
  • Modern BER Rating: Holds a C1 BER energy rating, indicating reasonable thermal efficiency for a 2006 build while leaving potential headroom for future green energy upgrades.
  • Wired For Technology: The apartment is fully wired for cable television and internet connectivity, ensuring that remote workers and modern media consumers can get online instantly.
  • Desirable Second Floor: Positioned on the second floor, the apartment benefits from elevated positioning that enhances privacy and security while remaining easily accessible.

But keep in mind:

  • High Management Fees: Annual management fees of approximately 3203 euros are relatively steep, and buyers must budget for these ongoing costs which can increase year over year.
  • Management Company Oversight: Buyers should carefully investigate the financial health, sinking fund balances, and planned maintenance schedules administered by Indigo Property Management to avoid unexpected special levies.
  • C1 Energy Efficiency: While acceptable, a C1 BER rating means energy bills could be higher than newer A-rated developments, and buyers might want to review the energy performance indicator of 153.05.
  • Apartment Complex Density: Living in a multi-unit development means potential noise transfer from neighbors above, below, or adjacent, requiring buyers to verify the acoustic insulation standards.
  • Underground Parking Security: A secure underground space is convenient, but buyers should check the operational status of security gates, lighting, and intercom systems to guard against vehicle break-ins.
  • Elevator Dependency: Being on the second floor means reliance on the building lift for moving heavy items, and buyers should verify maintenance records to guard against inconvenient outages.
  • N11 Traffic Proximity: Proximity to the busy N11 Stillorgan Road offers great transport links, but buyers should inspect the property during peak hours to assess potential traffic noise and air quality impacts.
  • Limited Private Outdoor Space: Despite the wrap-around balcony, the lack of a private garden may deter buyers with pets or those who prefer traditional outdoor ground-level living.
  • Service Charge Escalation: High initial management fees warrant scrutiny of past increases to ensure charges do not outpace inflation or outvalue the communal amenities provided.
  • Communal Area Maintenance: Buyers should review recent owners' association minutes to ensure common hallways, green spaces, and shared facilities are being actively and properly maintained.
  • Bin Store Logistics: The operational efficiency and cleanliness of communal waste management facilities within the development should be verified during the due-diligence phase.
  • Bicycle Storage Security: While cycling to the DART or Luas is mentioned, buyers who commute by bike should check if secure, dedicated bicycle storage lockers are available on-site.
  • Visitor Parking Availability: On-street or designated visitor parking within the development can be scarce, which may inconvenience guests visiting the property during peak evening hours.
  • Fire Safety Compliance: Prospective purchasers should request recent fire safety audit reports for the apartment block to ensure full compliance with current multi-unit building regulations.
  • Sinking Fund Adequacy: Buyers' solicitors must confirm whether the management company's sinking fund is adequately funded to cover major future capital expenditures like roof repairs or lift replacements.
  • Rental Cap Restrictions: For investor purchasers, it is vital to verify whether any local rental caps or complex-specific leasing restrictions apply that could limit letting potential.
  • Window Glazing Performance: Double-glazed windows should be inspected for seal failures or drafts, as failing seals can reduce thermal efficiency and obscure views over time.
  • Balcony Structural Check: Buyers should instruct their surveyor to inspect the condition and waterproofing of the extra-large wrap-around balcony structure to prevent future leak liabilities.
  • Water Pressure Consistency: It is advisable to test the hot water pressure and boiler performance during a viewing to ensure the gas-fired central heating system operates without hesitation.
  • Lack of Price Negotiation History: Because the asking price has remained static at 425000 euros without recorded reductions, buyers should gauge current market demand carefully to determine negotiating headroom.

Price positioning

?
This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly undervalued compared with the available evidence.
  • The asking price appears somewhat undervalued relative to recent local market dynamics for comparable two-bedroom apartments in the immediate development, where similar units have achieved notably higher figures.
  • Valuation signals are driven by the property's generous floor area of seventy-eight square meters, turn-key condition, quality finishes, and the inclusion of a secure underground parking space in a highly accessible suburban location.
  • Factors that could support or push the valuation higher include strong ongoing demand along the N11 corridor and proximity to major educational institutions, though high annual management fees might slightly moderate buyer enthusiasm.
  • Additional relevant considerations involve the stable asking price history since initial listing, which suggests a realistic initial pricing strategy designed to attract competitive interest without immediate need for reductions.

Build Analysis

What we know from similar construction types

  • Constructed in 2006 by Jackson Homes, this second-floor apartment benefits from a modern build standard typical of the mid-2000s, including double-glazed windows and gas-fired central heating.
  • Features a double-aspect layout, panoramic windows, and an extra-large wrap-around balcony, which enhances natural light but should be inspected for weatherproofing and structural integrity of the decking and railings.
  • As an apartment within a managed development, a buyer should investigate the scope of the annual management fees (noted around €3,203), what services and insurance they cover, and the financial health and sinking fund status of the owners' management company.
  • Sound insulation between floors and party walls, as well as fire safety compliance for the apartment block, should be verified by the buyer's surveyor or legal representative.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €800 to €1,100.
  • Explanation: Based on the 78 m² floor area and a C1 BER rating, gas-fired central heating consumption is expected to be moderate, though actual costs will vary depending on individual energy usage and winter weather conditions.

Pollution Safe

8/10

Environmental situation to investigate

  • The development is located in a predominantly residential and commercial suburb without heavy industrial facilities nearby.
  • Buyers should verify local environmental reports for any historical land uses in the wider Stillorgan area.

Flood Safe

8/10

Water overflow reports to follow up

  • The property is situated on an upper floor within an apartment development, reducing direct surface flood risk to the living space.
  • Local drainage and surface water management in the broader area should be confirmed via local authority flood maps during due diligence.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 25 BEECHWOOD COURT, STILLORGAN, DUBLIN

    Sale date
    Declared sale price
    €845,000.00
  • 46 BEECHWOOD COURT, STILLORGAN, DUBLIN

    Sale date
    Declared sale price
    €337,500.00
  • 45 BEECHWOOD COURT, STILLORGAN, DUBLIN

    Sale date
    Declared sale price
    €487,111.00
  • 264 BEECHWOOD COURT, STILLORGAN, DUBLIN

    Sale date
    Declared sale price
    €452,000.00
  • 105 BEECHWOOD COURT, STILLORGAN, DUBLIN

    Sale date
    Declared sale price
    €461,000.00

Recent sales in the wider Stillorgan area

  • 120 STILLORGAN HEATH, STILLORGAN, CO DUBLIN

    Sale date
    Declared sale price
    €1,150,000.00
  • 2 PRIORY GARDENS, PRIORY GROVE, STILLORGAN

    Sale date
    Declared sale price
    €1,200,000.00
  • 42 BELFIELD PARK, STILLORGAN RD, STILLORGAN

    Sale date
    Declared sale price
    €495,000.00
  • 62 STILLORGAN WOOD, STILLORGAN, DUBLIN 18

    Sale date
    Declared sale price
    €880,000.00
  • 83 PATRICIAN VILLAS, STILLORGAN, DUBLIN

    Sale date
    Declared sale price
    €591,500.00

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: €4,250 — 1% of €425,000.
    ?
    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 plus VAT and outlays.
  • Land registration fees: €400 to €800 depending on the property value and registration type.
  • Property valuation fees: €150 to €300 for a standard mortgage valuation.
  • Surveyor fees: €400 to €800 for a structural survey on a 2-bedroom apartment.
  • Annual home insurance: €300 to €600 per year depending on the policy and provider.

Forum Talk

What people are saying about this area

  • Residents frequently highlight the convenience of the N11 Quality Bus Corridor for commuting into Dublin city centre.
  • The local area around Stillorgan and Blackrock is well-regarded for its proximity to numerous established schools and UCD.
  • Locals often discuss the balance of suburban quietness with accessibility to nearby shopping villages like Stillorgan and Dundrum.
  • Transport links such as the walking distance to Sandyford Luas and Blackrock DART are common topics in local community discussions.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The apartment is on the second floor with lift access and features two double bedrooms, making it suitable for a small family. There is an on-site crèche and local schools nearby, though space is limited compared to a house.

    6/10
  • Teenagers

    Two double bedrooms provide decent space, but with 78 square metres, common areas are compact for teenagers. Proximity to public transport offers good independence for older kids.

    5/10
  • Multi-generational Living

    With only two bedrooms, two bathrooms, and 78 square metres of floor area, the property lacks the spatial separation and capacity required for multi-generational living.

    2/10
  • Single Buyers

    An ideal size and layout for a single buyer looking for a modern, low-maintenance apartment with great transport links and proximity to amenities.

    9/10
  • Couples

    The two-bedroom, two-bathroom configuration is exceptionally well-suited for couples, offering a master ensuite and a spacious open-plan living area.

    9/10
  • Empty Nesters

    Turn-key condition and lift access make this a strong option for empty nesters downsizing from a larger family home while staying in a well-connected location.

    8/10
  • Retirees

    The second-floor location offers security and low maintenance, though retirees should verify lift reliability and service charges for long-term comfort.

    7/10

Work

3 areas
  • Remote Working

    The apartment is wired for internet and features flexible double bedroom space that can easily accommodate a home office setup.

    8/10
  • Hybrid Commuting

    Exceptional transport infrastructure with the N11 Quality Bus Corridor right beside the development makes hybrid commuting to the city center very convenient.

    9/10
  • Retired

    Low-maintenance property management and close proximity to village amenities suit a retired lifestyle well.

    7/10

Practical

8 areas
  • Ageing in Place

    Lift access is a plus, but buyers should consider long-term accessibility and management fees when planning to age in place.

    6/10
  • Low Maintenance

    Maintained in turn-key condition with managed common areas, making day-to-day upkeep minimal.

    9/10
  • Secure Gated Entry

    Includes a designated secure underground parking space and controlled apartment access.

    8/10
  • Minimalist Design

    Features a clean open-plan layout, wood flooring throughout, and modern finishes well-suited to minimalist preferences.

    8/10
  • Flexible Floor Plans

    Standard apartment layout with open-plan living, offering limited scope for structural reconfiguration.

    6/10
  • Heritage Home

    Constructed in 2006 by Jackson Homes, this is a modern development rather than a period or heritage property.

    1/10
  • Ecological Setup

    Features a C1 BER rating, indicating standard energy performance for its construction era, with potential for future efficiency upgrades.

    6/10
  • Outdoor areas

    Compensates for the lack of a private garden with an extra-large wrap-around balcony and views overlooking a green area.

    7/10

Interests

9 areas
  • Gardening

    As a second-floor apartment, private outdoor space is limited to an extra-large wrap-around balcony rather than a traditional garden.

    2/10
  • Walking

    Walking distance to Stillorgan Village, local amenities, and nearby transport links provides good everyday walking opportunities.

    7/10
  • Gym

    Proximity to Stillorgan Village and local leisure facilities ensures convenient access to fitness centers and gyms.

    8/10
  • Cycling

    The location allows for manageable cycling distances to nearby commercial hubs like Blackrock and Sandyford, though main arterial routes require caution.

    7/10
  • Golf

    South Dublin offers a selection of established golf courses within a reasonable driving or transport distance.

    6/10
  • Fishing

    The suburban setting offers very limited direct access to freshwater or sea fishing opportunities nearby.

    3/10
  • Horse Riding

    An urban and suburban environment lacking immediate access to equestrian facilities or stables.

    2/10
  • Water Sports

    Proximity to the coastal areas of South Dublin allows for reasonable access to sailing and marine activities.

    5/10
  • Entertaining

    The large open-plan living and dining room combined with a spacious wrap-around balcony offers a great environment for hosting guests.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Located adjacent to the bustling N11 Stillorgan Road, residents benefit from urban convenience, but traffic noise may impact the desire for absolute quiet.

    5/10
  • Rural Living

    This is a suburban apartment development with urban infrastructure, offering no rural characteristics.

    1/10
  • Village Living

    Within walking distance of Stillorgan Village, providing easy access to local shops, eateries, and community services.

    8/10
  • Coastal Living

    While not directly on the coast, the DART station at Blackrock is accessible within thirty minutes on foot or ten minutes by bicycle.

    5/10
  • Urban Living

    Excellent public transport options via the N11 Quality Bus Corridor and proximity to major educational and business hubs support an urban lifestyle.

    8/10

Social

6 areas
  • Community Involvement

    Established suburban location with nearby local groups, though apartment living tends to offer a more independent community feel.

    6/10
  • Café Culture

    Walking distance to Stillorgan Village provides access to a solid selection of local cafes and eateries.

    8/10
  • Nightlife

    Local dining options are available in Stillorgan, but broader nightlife options require travel into nearby towns or Dublin City Centre.

    5/10
  • Health/Wellness groups

    Good access to local leisure facilities, wellness classes, and pilates & stretching groups in the surrounding area.

    7/10
  • Networking Opportunities

    Proximity to UCD, Smurfit Business School, and tech hubs in South Dublin provides strong professional connectivity.

    7/10
  • Tech-Hub Connectivity

    Easy access via public transport to major employment and technology centres in Sandyford and Dublin City Centre.

    8/10

Listing information

Agent
DNG Rock Road
Phone
01 283 2900
Current status
active
Published on HouseDelve
21 October 2026
Correction
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Property reference: HD-C2B78DHouseDelve · Republic of Ireland

Report 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.

289 Beechwood Court, Stillorgan, Co. Dublin — €425,000 · HouseDelve