3 Station Tower, The Waterways, Sallins, Co. KildareW91RK50
€310,000
3 Bed~2 Bath~93 m²~BER C2
What you'll like:
- Prime commuter location: The property is located just a two-minute walk from the Sallins and Naas train station, providing direct and frequent commuter services to Dublin Heuston and Connolly stations.
- Dual aspect balconies: Residents can enjoy two separate balconies facing south and east respectively, maximizing natural light throughout different times of the day and offering pleasant views.
- Generous floor area: Spanning approximately 93 square meters, the third-floor apartment offers unusually spacious room proportions compared to standard multi-unit developments in the surrounding suburban area.
- Three double bedrooms: Unlike many apartments that feature a smaller box room, all three bedrooms are designated double sizes, providing excellent flexibility for families, guests, or home office use.
- Ensuite master bedroom: The primary bedroom includes a private fully tiled ensuite bathroom, enhancing daily convenience and privacy for the occupants living in shared accommodation arrangements.
- Dedicated utility room: A separate utility room equipped with a washing machine and worktop space keeps laundry separate from the main kitchen and living areas.
- Walk-in hotpress storage: The inclusion of a dedicated walk-in hotpress measuring over two square meters ensures ample internal storage space for household linens and bulky items.
- Included appliances and fittings: All kitchen appliances, blinds, curtains, and light fixtures are included in the sale, reducing immediate setup costs for a prospective homebuyer.
- Scenic open views: All three bedrooms feature a desirable rear aspect overlooking open fields, providing a tranquil outlook unusual for central apartment locations.
- Rooftop garden access: All building residents have access to a large communal roof garden, offering an additional outdoor recreational space without private maintenance burdens.
- Elevator and stair access: The building is equipped with a lift alongside standard stairwells, ensuring convenient vertical accessibility for residents carrying groceries or pushchairs.
- Designated parking space: The property includes an allocated parking bay, removing the daily uncertainty of finding a vehicle space in high-density residential developments.
- Intercom security system: Controlled intercom access prevents uninvited visitors from entering the main building lobby, contributing positively to overall resident safety and building security.
- Canal greenway proximity: The development sits within a short stroll of the Grand Canal towpath and greenway, offering scenic walking and cycling routes right on the doorstep.
- Local village convenience: Everyday amenities including local shops, lively bars, and busy restaurants are situated within a brief walking distance from the front entrance.
- Proximity to Naas: The vibrant town of Naas is only minutes away by car, granting easy access to large retail parks, a cinema, theatre, leisure centres, and a hospital.
- Excellent road links: Motorists can reach Junctions 9 and 9A of the N7/M7 within five minutes via the Sallins Bypass, facilitating smooth regional driving commutes.
- Alternative bus connectivity: The nearby 139 bus route provides direct public transit connections toward Maynooth, Leixlip, and Blanchardstown for non-rail commuters.
- Stable asking price: The recorded asking price has remained stable at €310,000 without erratic mid-campaign adjustments, suggesting a straightforward and determined vendor pricing strategy.
- Fire safety features: The internal layout is fitted with dedicated fire doors, helping to slow the potential spread of smoke and fire throughout the apartment corridor.
But keep in mind:
- Substantial management fees: Annual management charges of approximately €3,547 are notably high, requiring buyers to verify what specific long-term sinking fund allocations are included.
- C2 BER energy rating: The C2 energy rating indicates moderate thermal efficiency, meaning the buyer should investigate potential heating upgrade costs to improve overall energy performance.
- Electric heating reliance: The property relies on electric panel heating rather than gas or heat pumps, which could translate into higher utility bills during colder winter months.
- Third floor accessibility dependency: As a third-floor unit, residents are partially reliant on the functional operation of the shared lift for moving heavy furniture or overcoming mobility issues.
- Communal bin storage management: Refuse management relies on communal bin facilities, which can occasionally lead to overflow issues or cleanliness concerns depending on site upkeep.
- Service charge inflation risk: Buyers must carefully review previous management company accounts to ensure service charges are not prone to steep annual hikes for block insurance.
- Apartment density living: Living in a multi-unit tower block inherently involves shared party walls and common hallways, meaning potential vulnerability to noise transfer from neighbors.
- Leasehold legal due diligence: A solicitor must thoroughly review the leasehold covenants to check for any restrictive rules regarding pets, subletting, or structural alterations.
- Sinking fund status check: Buyers should verify the current health and balance of the development's sinking fund to guard against unexpected special levies for major roof repairs.
- Balcony maintenance liability: While balconies offer private outdoor space, buyers should confirm whether upkeep of the wood cladding and waterproof membranes falls under private or block responsibility.
- Parking space allocation verification: The buyer's legal representative must verify that the designated parking space title deeds match the exact apartment number cleanly.
- Local school capacity: Given the growing population in Sallins and Naas, buyers with children should investigate local primary and secondary school enrolment capacities.
- Traffic bottleneck potential: While motorway access is close, peak-time traffic congestion around Sallins village bottlenecks and local level crossings can occasionally cause travel delays.
- Public transport peak crowding: Due to the popularity of the commuter train station, peak morning services into Dublin may experience standing-room-only conditions.
- Extractor and heater upkeep: Built-in bathroom electric heaters and mechanical extractors require careful inspection to ensure they are fully operational and free from damp risks.
- High gloss kitchen wear: The high gloss kitchen cabinets and porcelain tile flooring require diligent day-to-day maintenance to prevent visible scratching or grout discoloration.
- Carpet wear in bedrooms: Bedrooms two and three feature carpet flooring which may require professional deep cleaning or eventual replacement depending on previous tenant wear.
- Window seal integrity: Buyers should check all double-glazed window units for signs of condensation buildup between the panes indicating failed perimeter seals.
- Rental cap compliance history: For investor buyers, checking whether previous tenancies complied with Rent Pressure Zone rules is essential to avoid potential legal complications.
- Future local development impact: The buyer should review local Kildare County Council planning registers to check if nearby open fields are zoned for future high-density residential construction.
Price positioning
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- The asking price of €310,000 for this 93-square-metre three-bedroom apartment appears slightly elevated relative to historical transactions within the same building and broader local estate benchmarks, signalling potential premium positioning by the vendor.
- Valuation signals are influenced by the property offering generous proportions, three double bedrooms, dual balconies with favorable aspects, and exceptional proximity to the commuter rail station, justifying a higher bracket than standard two-bedroom comps.
- Factors that could support this price include sustained high demand for commuter-friendly properties and limited supply of three-bedroom apartments in Sallins, whereas a notably high annual management fee of over €3,500 could heavily undermine buyer enthusiasm.
- Overall, while the asking price reflects strong lifestyle and location attributes, prospective buyers may attempt to negotiate downwards to offset ongoing holding costs such as management fees and the C2 energy rating upgrade requirements.
Build Analysis
What we know from similar construction types
- The property is a third-floor apartment spanning approximately 93 square metres, built circa 2006, and features both lift and stair access.
- The building utilizes electric heating and storage heating, complemented by double-glazed windows and fire doors.
- A substantial annual management fee of approximately 3,547 euros covers essential services such as the cleaner, caretaker, refuse collection, and block insurance, which a buyer should verify for future increases and adequacy of the sinking fund.
- The apartment includes two balconies (south and east-facing) and access to a communal roof garden, meaning the buyer should check the management company's maintenance responsibility for external decking and shared structural areas.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,600 euro.
- Explanation: Based on a floor area of 93 square metres and a C2 BER rating, heating expenses reflect standard electric heating usage and energy efficiency typical for an apartment of this size built around 2006.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a residential and suburban setting in Sallins, showing no apparent immediate proximity to heavy industrial plants, large incinerators, or active major landfills.
- Any historical or legacy industrial uses in the broader County Kildare region appear distant, though prospective buyers should verify local environmental records for complete peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The development is situated near the Grand Canal, meaning buyers should investigate local drainage and any historical canal-overflow risks during extreme weather events.
- The general topographic setting of the area does not indicate an exceptionally high likelihood of widespread flooding, but standard flood risk insurance and local authority maps should be checked prior to purchase.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 5 STATION TOWER, BLOCK E THE WATERWAYS, SALLINS
- Sale date
- Declared sale price
- €250,000.00
Recent sales in the wider The Waterways 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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,100 — 1% of €310,000.
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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 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 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 detail required for the apartment.
- Annual home insurance: approximately 350 to 600 euro per year for contents and building insurance.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living in Sallins, highlighting the very short walking distance to the train station for direct commutes to Dublin.
- Local forums often mention the scenic appeal and recreational benefits of the nearby Grand Canal greenway and towpath walks.
- Discussions regarding the wider Sallins and Naas area often centre on the growing local amenities, including a wide selection of shops, bars, restaurants, and sporting facilities.
- Commuters frequently share updates and tips regarding transport links, specifically the frequency of train services and local bus routes like the 139.
- Community conversations occasionally touch upon the general growth of residential developments around The Waterways and traffic management during peak hours.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
While the apartment offers three bedrooms and a lift, third-floor living with young children can present logistical challenges with buggies and lack of a private ground-level garden.
- Teenagers7/10
Three double bedrooms provide good individual space for teenagers, and the central location in Sallins allows easy independence with nearby train and bus links.
- Multi-generational Living4/10
A 93m² apartment with two bathrooms and a single open-plan living area limits privacy and space for extended family members living together.
- Single Buyers9/10
An excellent layout offering generous space, three bedrooms for home working or guests, and an ultra-convenient location near the train station.
- Couples8/10
Spacious apartment living with dual balconies and an ensuite master bedroom, perfect for couples looking for low-maintenance convenience close to amenities.
- Empty Nesters8/10
Lift access, manageable apartment size, and proximity to local shops and the train station make this appealing for those downsizing.
- Retirees7/10
The third-floor position relies on lift access, but the low-maintenance nature, security, and proximity to healthcare and amenities in nearby Naas are strong positives.
Work
3 areas- Remote Working8/10
The third bedroom offers an ideal dedicated home office space, complemented by a bright living environment.
- Hybrid Commuting10/10
A literal two-minute walk to Sallins & Naas train station providing direct services to Dublin Heuston and Connolly makes this exceptionally well-suited for hybrid commuters.
- Retired7/10
Low-maintenance apartment living with nearby amenities, transport, and community groups, though annual management fees should be factored into retirement budgeting.
Practical
8 areas- Ageing in Place6/10
Lift access helps, but living on the third floor creates potential accessibility and emergency evacuation considerations for long-term ageing in place.
- Low Maintenance9/10
As an apartment with managed upkeep, block insurance, and refuse included via the management company, day-to-day maintenance is minimal.
- Secure Gated Entry8/10
Features intercom access, designated parking, and secure building entry for peace of mind.
- Minimalist Design7/10
Modern open-plan kitchen and living areas lend themselves well to a clean, contemporary aesthetic.
- Flexible Floor Plans6/10
Standard apartment layout with fixed rooms, though the third bedroom offers flexibility for use as a study or guest room.
- Heritage Home1/10
Built circa 2006, this is a modern purpose-built apartment rather than a period or heritage property.
- Ecological Setup5/10
Carries a C2 BER rating, which indicates energy performance that a buyer may wish to upgrade in the future for better efficiency.
- Outdoor areas7/10
Unusually well-provided for an apartment, featuring two distinct balconies (south and east facing) plus a shared communal roof garden.
Interests
9 areas- Gardening3/10
There is no private garden, though residents have access to dual balconies and a communal roof garden.
- Walking9/10
Scenic walks along the Grand Canal towpath and greenway are right on the doorstep, offering fantastic local walking routes.
- Gym7/10
Leisure centres and fitness amenities are available a short drive away in Naas.
- Cycling8/10
The Grand Canal greenway provides excellent off-road cycling routes nearby.
- Golf6/10
Several golf courses are accessible within a short drive in the broader Co. Kildare region.
- Fishing7/10
Proximity to the Grand Canal offers convenient local opportunities for coarse fishing.
- Horse Riding5/10
Co. Kildare is renowned for equestrian facilities, though you will need transport to reach nearby stables and riding schools.
- Water Sports4/10
Canal proximity allows for some non-motorized activities, but major water sports require travel to dedicated facilities or the coast.
- Entertaining8/10
The open-plan living, dining, and kitchen area paired with dual balconies and a communal roof terrace makes hosting guests very viable.
Lifestyle
5 areas- Coastal Living1/10
Co. Kildare is an inland county with no immediate coastal proximity.
- Quiet Living6/10
Being positioned centrally in Sallins close to bars, restaurants, and the train station means some ambient neighborhood activity, though the views over open fields provide a quieter backdrop.
- Rural Living2/10
This is a town-center apartment development rather than a rural setting, despite views of open fields behind the property.
- Village Living9/10
Shops, cafes, bars, and the Grand Canal greenway are all within a short walking distance, offering a vibrant village community feel.
- Urban Living7/10
Provides convenient apartment-style living with excellent transport connectivity, though on a smaller town scale rather than a major city.
Social
6 areas- Community Involvement7/10
Proximity to local GAA clubs, community hubs, and village amenities encourages local engagement.
- Café Culture8/10
Local cafes, bars, and restaurants are within a short stroll in Sallins, with further extensive options minutes away in Naas.
- Nightlife7/10
Local bars and restaurants in Sallins provide accessible nightlife, complemented by the broader offerings of Naas town.
- Health/Wellness groups7/10
Access to local clubs, community classes, and nearby leisure facilities in Naas support wellness activities.
- Networking Opportunities6/10
Good commuter rail links allow easy access to Dublin business networks, though local professional networking is limited.
- Tech-Hub Connectivity7/10
Direct train access to Dublin facilitates connectivity to major tech employers and hubs in the capital.
Listing information
- Agent
- Sherry FitzGerald O'Reilly (Naas)
- Phone
- 045 866 466
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-C9B3C7HouseDelve · 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.