
30 Belarmine Square, Stepaside, Dublin 18D18DP64
€375,000
2 Bed~2 Bath~75 m²~BER C
What you'll like:
- Own door access: Features a private own door entrance that enhances privacy and provides a house-like feel compared to standard communal apartment corridors.
- Bright open plan: The open plan living dining and kitchen layout maximizes natural light and creates an inviting space for modern daily living.
- Dual double bedrooms: Includes two generously sized double bedrooms offering comfortable accommodation for residents, guests, or a convenient home office setup.
- En suite bathroom: One of the bedrooms benefits from a private en suite facility, adding convenience and privacy for the occupants.
- Scenic mountain views: Enjoys pleasant outlooks towards the Dublin Mountains, providing a lovely natural backdrop from the property.
- Balcony relaxation space: Features an accessible outdoor balcony extending the living area and offering a private spot for fresh air and relaxation.
- Landscaped communal grounds: Overlooks well maintained landscaped communal gardens that enhance the immediate aesthetic appeal and tranquility of the setting.
- Dedicated resident parking: Benefits from designated residents parking spaces along with ample visitor parking availability for visiting guests.
- Walkable village proximity: Ideally situated within easy walking distance of Stepaside Village, offering a great variety of local shops, restaurants, and amenities.
- Immediate plaza amenities: Belarmine Plaza is only minutes away on foot, hosting a supermarket, cafe, gym, pharmacy, and medical surgeries.
- Abundant recreational options: Close proximity to Fernhill Park and Gardens, playgrounds, and walking trails in the nearby Dublin Mountains for outdoor enthusiasts.
- Nearby golf and clubs: Excellent access to numerous local golf courses, rugby, football, and tennis clubs catering to diverse sporting interests.
- Major retail parks: Conveniently positioned near Carrickmines Retail Park, Dundrum Town Centre, and Beacon South Quarter for extensive shopping choices.
- Strong school selection: Within a short walk or drive of several respected local primary and secondary schools, ideal for families.
- Public transport links: Benefits from regular nearby public transport options including Dublin Bus routes 44 and 47 for direct city access.
- Luas green line: Within reach of the Luas tram system at Glencairn, providing a reliable rail connection into Dublin city centre.
- Motorway accessibility: The M50 and N11 are readily accessible by car, offering swift connectivity to the national road network and Dublin Airport.
- Stable asking price: Recorded asking price history shows stability at three hundred seventy-five thousand euros with no increases, suggesting a straightforward pricing approach.
- Generous floor area: Provides seventy-five square meters of well proportioned living space, offering good value per square meter for the area.
- Tranquil suburban setting: Located in a quiet and highly convenient development that balances peaceful suburban living with urban accessibility.
But keep in mind:
- Moderate BER rating: The property holds a C energy rating, which means a buyer should budget for potential upgrades to improve energy efficiency.
- Heating efficiency concerns: A C energy rating may indicate higher heating bills, requiring the buyer to verify current insulation and heating system performance.
- Management company fees: As an apartment in a managed development, annual service charges will apply, which buyers must factor into their ongoing maintenance budget.
- Potential parking competition: While visitor parking is available, shared parking areas in popular developments can occasionally experience high demand during peak evening hours.
- Balcony maintenance obligations: The exterior balcony will require periodic cleaning and maintenance, and buyers should check management rules regarding balcony usage and storage.
- Shared amenity wear: Communal gardens and shared hallways depend on management upkeep, so buyers should investigate the sinking fund status and planned estate maintenance.
- Stepaside traffic congestion: Enniskerry Road and surrounding approach roads can experience peak-time traffic congestion during morning and evening rush hours.
- Public transport reliance: While bus and tram links are nearby, relying on public transport requires walking sections that may be exposed to inclement weather.
- Development density: Being part of a structured square development means living in closer proximity to neighbors, which could occasionally involve ambient noise.
- En suite size limitations: Secondary en suite bathrooms in apartments of this size can sometimes be compact, so buyers should inspect the actual layout for comfort.
- Kitchen storage capacity: Open plan kitchen areas in apartments of seventy-five square meters may have limited cupboard space, requiring efficient organizational solutions.
- Potential stairs requirement: Depending on the exact internal layout of the own door access, stairs within the property should be checked for daily accessibility.
- Future retrofit costs: Achieving higher energy efficiency ratings from a C baseline could require capital expenditure on windows, heating, or external insulation.
- Service charge increases: Management fees can rise annually to cover inflation and insurance, so buyers should review historical charge trends over the past five years.
- Rental cap considerations: If purchased as an investment, buyers must verify local rental regulations and tenancy history to ensure full compliance.
- Local school demand: Popular local schools in the Stepaside catchment area may experience high enrollment demand, which parents should verify independently.
- M50 noise proximity: While set in a tranquil area, proximity to the M50 motorway means buyers should check ambient noise levels during peak traffic times.
- Limited private garden: Lacking a private ground-level garden, outdoor space is restricted to the balcony and communal grounds.
- Resale market competition: Similar two-bedroom apartments in the wider Dublin 18 market mean buyers face future competition when eventually selling.
- Asking price negotiation room: The steady asking price history indicates the seller may hold firm, requiring careful market comparison before submitting an offer.
Price positioning
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- The asking price appears modestly positioned given the prevailing market benchmarks for similar two-bedroom apartments in the immediate locale, suggesting a competitive entry point designed to generate robust initial interest from prospective buyers.
- Signals pointing towards under-valuation include stable historical pricing patterns within the development combined with a moderate floor area of seventy-five square meters, which typically trades higher under current suburban demand pressures.
- Factors that could support or justify this asking figure include competitive bidding dynamics and high local amenity value, whereas potential underperformance in energy efficiency rating could undermine strong upward valuation pressure.
- Additional relevance stems from steady listing consistency with zero recorded price alterations since tracking began, indicating a firm seller strategy aimed at securing a swift transaction without engaging in prolonged price discovery.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom own-door apartment spanning approximately 75 square meters, featuring an open-plan living, dining, and kitchen area, two double bedrooms, an en-suite, and a main bathroom.
- The own-door configuration generally offers more privacy and avoids shared internal hallways compared to traditional apartment blocks.
- Buyers should investigate the management company structure, annual service charges, and any upcoming major maintenance or sinking fund contributions for the development.
- It is advisable to verify the sound insulation between adjoining units and check compliance with current fire safety regulations for multi-unit apartment complexes.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,000 to 1,300 euro.
- Explanation: Based on a 75 square metre apartment with a C energy rating, moderate energy consumption is expected for space heating and hot water under typical usage patterns.
Pollution Safe
9/10Environmental situation to investigate
- The area is situated in a suburban residential setting near the foothills of the Dublin Mountains, appearing well removed from heavy industrial zones or active major landfills.
- Any historical or localized environmental concerns are not prominently documented, though buyers should verify local site history through standard conveyancing searches.
Flood Safe
8/10Water overflow reports to follow up
- The location is elevated towards the Dublin Mountains, generally reducing the risk of widespread tidal or major river flooding.
- Localised surface water accumulation during extreme weather events should be checked, and standard insurance or environmental flood mapping reports are recommended for confirmation.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3 BELARMINE SQUARE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €801,000.00
35G BELARMINE SQUARE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €445,000.00
17 BELARMINE SQUARE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €630,000.00
12 BELARMINE SQUARE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €730,000.00
35D BELARMINE SQUARE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €381,000.00
Recent sales in the wider Stepaside area
2 SANDYFORD HALL GROVE, SANDYFORD, DUBLIN 18
- Sale date
- Declared sale price
- €885,000.00
1 CRUAGH COURT, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €711,000.00
32 FOXROCK MANOR, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €1,315,000.00
APT 7 THE VIEW, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €360,000.00
APT 2 CAIRNBROOK VIEW, GLENAMUCK RD, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €471,000.00
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
30 BELARMINE SQ, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €276,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,750 — 1% of €375,000.
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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 2,500 euro plus VAT and outlays.
- Land registration fees: 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: 150 to 250 euro for a standard mortgage valuation report.
- Surveyor fees: 500 to 1,000 euro depending on the level of detailed structural survey required.
- Annual home insurance: 350 to 600 euro per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of the local Belarmine Plaza amenities, including the supermarket, cafes, and medical services within walking distance.
- The proximity to Fernhill Park and Gardens is often highlighted as a major positive for outdoor recreation and dog walking.
- Commuter discussions often focus on transport connectivity, noting the accessibility of the Luas Green Line at Glencairn and local bus routes.
- Traffic flow around Stepaside Village and the approach to the M50 during peak morning and evening hours is a recurring topic among local motorists.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features two double bedrooms and is situated in a development with nearby playgrounds and local schools like Stepaside Educate Together within walking distance, making it practical for young families.
- Teenagers6/10
Two double bedrooms provide decent space, though a 75 m² apartment layout offers limited privacy for growing teenagers compared to a larger house.
- Multi-generational Living3/10
With a floor area of 75 m² and two bathrooms, the apartment lacks the spatial separation and independence usually required for multi-generational living.
- Single Buyers9/10
As a bright, own-door two-bedroom apartment in a convenient location near transport links like the LUAS, this property is exceptionally well-suited for single buyers.
- Couples9/10
The layout provides a spacious open-plan living and dining area along with two double bedrooms, ideal for couples starting out or professionals.
- Empty Nesters8/10
The apartment offers manageable single-level living with low maintenance requirements, appealing to empty nesters looking to downsize while staying in a well-connected area.
- Retirees7/10
Own-door access and manageable proportions make it physically accessible, though buyers should verify the specific floor level and lift availability if mobility is a long-term concern.
Work
3 areas- Remote Working8/10
A two-bedroom layout allows one bedroom to easily double as a dedicated home office for remote working.
- Hybrid Commuting8/10
Regular public transport links including the nearby LUAS Green Line at Glencairn and easy access to the M50 support a practical hybrid commute.
- Retired7/10
The manageable property size and proximity to local healthcare surgeries and amenities suit a retirement lifestyle.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living is convenient, though buyers should verify internal door widths and accessibility features for long-term ageing in place.
- Low Maintenance9/10
At 75 m² with a C BER rating and no private garden to upkeep, this apartment offers low maintenance living.
- Secure Gated Entry5/10
The listing mentions residents' and visitors' parking, but buyers should investigate whether the development features secure gated entry.
- Minimalist Design8/10
The bright open-plan layout lends itself well to a modern, minimalist aesthetic.
- Flexible Floor Plans6/10
Standard apartment layout with defined rooms; structural alterations are generally limited.
- Heritage Home1/10
This is a modern development rather than a period or heritage property.
- Ecological Setup5/10
The property carries a C BER rating, indicating standard energy efficiency with potential for future upgrades by the buyer.
- Outdoor areas6/10
The property features an accessible balcony and benefits from views of landscaped communal gardens.
Interests
9 areas- Gardening3/10
As an apartment with a balcony and communal gardens maintained by management, opportunities for private gardening are minimal.
- Walking9/10
Excellent opportunities for walking are nearby, including Fernhill Park and Gardens and walking trails in the Dublin Mountains.
- Gym8/10
A gym is conveniently located nearby at Belarmine Plaza, providing easy access to fitness facilities.
- Cycling6/10
The surrounding area provides road access to local amenities, though cyclists should inspect local infrastructure for dedicated cycle lanes towards the city.
- Golf8/10
Numerous golf clubs are located within the surrounding locality, offering great convenience for golf enthusiasts.
- Fishing3/10
The immediate area is residential and suburban, offering limited local freshwater or sea fishing opportunities without travel.
- Horse Riding5/10
Proximity to the foothills of the Dublin Mountains offers general access to equestrian facilities in the wider region.
- Water Sports2/10
Inland suburban location far from major water sports venues.
- Entertaining7/10
The open-plan living, dining, and kitchen area connects to a balcony, offering a suitable space for hosting small gatherings.
Lifestyle
5 areas- Quiet Living7/10
The apartment is described as enjoying a private and tranquil setting with views of landscaped communal gardens and the Dublin Mountains.
- Rural Living3/10
Located in a suburban development close to Stepaside Village and major transport links, this offers a suburban rather than rural experience despite mountain views.
- Village Living8/10
The development is within easy walking distance of Stepaside Village and Belarmine Plaza, offering local shops, a cafe, and a pharmacy.
- Coastal Living2/10
The location is landlocked in the foothills of the Dublin Mountains and is distant from coastal amenities.
- Urban Living6/10
While suburban in setting, the proximity to the LUAS green line and bus routes provides good connectivity to the wider Dublin urban area.
Social
6 areas- Café Culture7/10
Local cafes are available within walking distance at Belarmine Plaza and Stepaside Village.
- Community Involvement8/10
Belarmine Plaza hosts a local community centre and fosters a strong neighbourhood feel close to Stepaside Village.
- Nightlife4/10
The immediate area is predominantly residential and quiet, requiring travel to nearby town centres like Dundrum for extensive nightlife.
- Health/Wellness groups8/10
Access to local doctors, dentists, a pharmacy, and a gym at Belarmine Plaza supports health and wellness activities.
- Networking Opportunities5/10
Primarily a residential suburb, though good transport links make commuting to business hubs straightforward.
- Tech-Hub Connectivity7/10
Convenient transport access to the south Dublin business and tech parks near Sandyford and Leopardstown.
Listing information
- Agent
- DNG Stillorgan
- Phone
- 01 283 2700
- Current status
- active
- Published on HouseDelve
- 19 October 2026
- Correction
- Report an issue
HD-09DA83HouseDelve · 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.