
33 The Oval, Tullyvale, Cabinteely, Dublin 18D18WC04
€345,000
2 Bed~1 Bath~55 m²~BER D1
What you'll like:
- Coveted corner positioning: The apartment occupies a desirable corner location within the development, ensuring increased privacy and a quieter living environment away from heavy communal walkways.
- Rare triple aspect: Enjoy exceptional natural illumination throughout the day due to windows on three sides of the property, significantly reducing the need for artificial daytime lighting.
- Sunny south orientation: The private balcony faces directly south, providing optimal sunlight exposure for outdoor relaxation, dining, and maintaining warm internal temperatures during brighter months.
- Short Luas walk: Situated approximately a five-minute walk from the Cherrywood Luas stop, offering effortless, traffic-free commuting access directly into the heart of Dublin city centre.
- Motorway connectivity: Provides instant vehicular access to the M50 motorway at junction 16 and the N11 quality bus corridor, ensuring seamless travel across the wider Dublin region.
- Modern refurbished bathroom: Features contemporary sanitary ware, a stylish vanity unit, and a spacious walk-in shower with a glass screen, saving the buyer immediate renovation expenses.
- Open plan layout: The main living and dining area is arranged in a contemporary open-plan format, maximizing the interior footprint and facilitating modern social interaction.
- Floor to ceiling glazing: Expansive windows in the primary reception area frame attractive views over the central green space while maximizing solar gain and visual spaciousness.
- Stylish wall panelling: The living room incorporates sophisticated decorative timber wall panelling, adding character and a premium finish to the main entertaining space for incoming residents.
- Direct balcony access: Large glazed doors seamlessly connect the interior living space to the outdoor balcony, enhancing functional entertainment areas during warmer weather seasons.
- Two double bedrooms: Comprises two properly proportioned bedrooms, avoiding the strict limitations of single-only box rooms and providing versatile accommodation for guests or home working.
- Integrated fitted wardrobes: Both bedrooms come equipped with built-in wardrobe storage, maximizing usable floor space and reducing the need for bulky standalone bedroom furniture pieces.
- Functional separate kitchen: The kitchen is neatly partitioned off the main living zone, complete with contemporary wall tiles and a window ensuring proper ventilation during cooking.
- Complete appliance inventory: The sale includes essential white goods such as an integrated electric oven, hob, extractor, fridge-freezer, and washing machine, easing initial relocation costs.
- Secure underground parking: Includes one designated underground parking space accessed securely via lift, protecting vehicles from weather elements and street parking competition.
- Onsite leisure facilities: Residents gain access to an onsite gym and swimming pool for a nominal annual fee, supporting a convenient health and fitness routine nearby.
- Mature communal grounds: Overlooks well-maintained central green areas adorned with mature trees, offering a pleasant, leafy suburban view directly from the apartment windows.
- Proximity to retail hubs: Conveniently positioned within easy reach of popular shopping centres including Cornelscourt and Cabinteely, providing a diverse selection of local retail options.
- Local café culture: The surrounding neighborhood offers a great selection of neighborhood cafés, restaurants, and convenience supermarkets, enhancing day-to-day lifestyle convenience for occupants.
- First time buyer appeal: The manageable layout, strong transport links, and competitive asking price make this an ideal entry-level purchase for first-time buyers entering the market.
But keep in mind:
- Suboptimal BER rating: The property holds a D1 energy rating, which indicates poor thermal efficiency and signals that a buyer should budget for future insulation upgrades.
- High energy consumption: The energy performance indicator sits at a high 241.72 kWh/m2/yr, meaning future occupants are likely to face elevated annual heating and electricity utility bills.
- Substantial annual fees: The annual maintenance fee is €2,047.11, representing a significant recurring cost that will impact ongoing monthly budgeting and ownership affordability.
- Compact floor area: Measuring approximately 55 square metres, the overall footprint is relatively compact, which may feel restrictive for growing families or buyers needing extensive storage.
- Gas heating reliance: The property relies on gas-fired central heating, which may require costly future upgrades or replacement as national building standards pivot toward renewable heat pump systems.
- Elevator dependency: Access to the underground parking relies entirely on lift infrastructure, posing potential inconvenience or accessibility challenges during scheduled maintenance or unexpected mechanical breakdowns.
- Ground floor security: Being a ground floor apartment, the property may experience heightened street-level noise and requires careful verification of window and door security measures.
- Nominal leisure fees: While access to the gym and pool is available, the phrasing notes a nominal annual fee that could be subject to future increases or separate subscription terms.
- Second bedroom size: The second bedroom is described as a small double, potentially limiting comfort when used by two adults or requiring it to function primarily as a home office.
- Lack of private garden: Despite being on the ground floor, the outdoor space is restricted to an elevated balcony rather than a private lawned garden area for pets.
- Management company scrutiny: Buyers must investigate the financial reserves, sinking fund status, and planned capital expenditures of the owners management company to avoid surprise special levies.
- Potential rental caps: Investors should verify local rent pressure zone regulations to ensure future rental income potential aligns with financing expectations and mortgage calculations.
- Underground parking security: Buyers should inspect the security measures and lighting within the underground car park to verify protection against vehicle break-ins or vandalism risks.
- Acoustic insulation checks: The ground floor position near communal walkways means buyers should verify internal soundproofing to ensure privacy from passing pedestrian traffic outside windows.
- Service charge increases: Given rising operational costs for shared amenities like pools and gyms, buyers should review historical service charge increases to anticipate future trends.
- Window glazing age: The condition and thermal sealing of the floor-to-ceiling glazing should be inspected independently to confirm there is no seal failure or draught penetration.
- Ventilation in bathroom: The bathroom features a frosted window, but buyers should check mechanical extraction adequacy to prevent dampness and condensation build-up in the internal suite.
- Kitchen storage limits: While cabinets are provided, the galley-style arrangement offers limited counter space, which may challenge buyers who enjoy extensive home cooking or baking.
- Communal maintenance standards: Buyers should check if the development's common green areas and shared hallways are consistently well-maintained by the current management contractor.
- Resale market liquidity: D1-rated apartments in large developments can sometimes face slower resale liquidity compared to highly energy-efficient modern builds in the same area.
Price positioning
?
- The asking price appears somewhat undervalued when compared directly against recent verified transactions within the immediate development, suggesting strong competitive positioning to attract active market interest from buyers.
- Upward valuation signals are clearly supported by recent nearby transactions achieving significantly higher price points, while the relatively modest asking figure provides an attractive entry point for prospective purchasers.
- Potential factors supporting such competitive pricing include the energy rating or management fees, whereas strong local transport connectivity and desirable apartment features could easily push final bidding above the initial guide price.
- Overall market dynamics and buyer demand in this specific suburban neighborhood will ultimately dictate whether competitive bidding closes the notable gap between this guide price and established local norms.
Build Analysis
What we know from similar construction types
- The property is a ground floor two-bedroom apartment of approximately 55 square metres with a rare triple-aspect orientation and a corner position.
- Heating is provided by gas-fired central heating (GFCH), which should be inspected for efficiency and service history.
- Annual maintenance fees apply (noted as approximately 2,047.11 per annum), and buyers should investigate what services, sinking funds, and management company provisions are covered by this fee.
- As part of an apartment development, buyers should verify fire safety compliance, sound insulation between floors and adjoining units, and the overall condition of the common areas and underground parking facilities.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D1 BER rating, which falls into the D to G range requiring a deep retrofit to achieve a high energy efficiency standard.
- A deep retrofit for an apartment of this size (55 sq m) typically involves upgrading windows and exterior doors, improving insulation where permissible within apartment guidelines, upgrading the heating system, and adding mechanical ventilation.
- Estimated deep retrofit costs for an apartment of this scale generally range from 15,000 to 30,000 euros, though actual costs will depend on specific management company rules regarding exterior changes and window replacements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €900 to €1,200
- This estimate is based on the 55 square metre floor area and the D1 BER energy rating, indicating moderate energy efficiency for a ground floor apartment with gas-fired central heating.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
127 THE OVAL, TULLYVALE, CABINTEELY DUBLIN 18
- Sale date
- Declared sale price
- €426,000.00
31 THE OVAL, TULLYVALE, CABINTEELY DUBLIN 18
- Sale date
- Declared sale price
- €391,000.00
84 THE OVAL, TULLYVALE, CABINTEELY
- Sale date
- Declared sale price
- €370,000.00
APT 42, THE OVAL, TULLYVALE
- Sale date
- Declared sale price
- €151,666.00
14 THE OVAL, TULLYVALE, CABINTEELY DUBLIN 18
- Sale date
- Declared sale price
- €319,000.00
Recent sales in the wider Tullyvale area
69 CHERRINGTON RD, SHANKILL, DUBLIN 18
- Sale date
- Declared sale price
- €735,000.00
68 GLENCAIRN LAWN, THE GALLOPS, LEOPARDSTOWN DUBLIN 18
- Sale date
- Declared sale price
- €1,086,000.00
49 THE ELMS, PARK VIEW, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €336,500.00
16 FERNCARRIG RISE, FERNLEIGH, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €710,000.00
29 THE CRESCENT, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €411,000.00
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
33 OVAL, TULLYVALE, CABINTEELY DUBLIN 18
- Sale date
- Declared sale price
- €267,500.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €3,450 based on 1 percent of the asking price
- Solicitor legal fees: estimated between €1,500 and €3,000 excluding outlays and VAT
- Land registration fees: approximately €175 to €700 depending on the application type
- Property valuation fees: around €150 to €300 for mortgage purposes
- Surveyor fees: approximately €350 to €600 for a structural report on a property of this size
- Annual home insurance: estimated between €300 and €600 depending on the provider and coverage level
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of living within a short walk to the Cherrywood Luas stop for commuting into Dublin city centre.
- The availability of onsite resident amenities such as a gym and swimming pool is often discussed as a positive feature of the Tullyvale development.
- Discussions around the area often mention the ease of access to the M50 and N11 for motorists travelling across Dublin and beyond.
- Local shopping options, including nearby Cabinteely and Cornelscourt shopping centres, receive positive mentions from locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment has two bedrooms and ground-floor access, but at 55 square metres, space for a growing family with young children is quite limited. The communal grounds offer safe areas, but storage for buggies and gear might be tight.
- Teenagers4/10
Two double bedrooms can feel cramped for teenagers needing personal space, and sharing a single bathroom with adolescents can be challenging. However, the nearby Luas stop offers great independence for older kids.
- Multi-generational Living2/10
With only 55 square metres of floor area and one bathroom, this apartment is entirely unsuitable for multi-generational living where privacy and adequate personal space are essential.
- Single Buyers9/10
An ideal size for a single buyer looking for a manageable, modern home with a second bedroom for guests or a home office, plus excellent public transport connectivity.
- Couples9/10
Brilliant layout for a couple, offering an open-plan living and dining space, a south-facing balcony, and a second bedroom that can easily double as a study or guest room.
- Empty Nesters8/10
Ground-floor living with lift access to underground parking makes this very appealing for empty nesters downsizing from a larger family home, though maintenance fees do apply.
- Retirees8/10
The ground-floor position, secure gated entry elements, and lift access to parking are great for retirees, though buyers should verify long-term accessibility requirements for the walk-in shower.
Work
3 areas- Remote Working8/10
The second bedroom offers a fantastic dedicated space for a home office, and the bright, natural light throughout the apartment creates an inspiring work-from-home environment.
- Hybrid Commuting9/10
Outstanding location for hybrid workers with the Cherrywood Luas stop just 450 metres away, plus instant access to the M50 and N11 for driving commuters.
- Retired8/10
Well suited for retirees who no longer commute and want a secure, manageable lock-up-and-go property with lift access and onsite leisure facilities.
Practical
8 areas- Ageing in Place7/10
Being a ground-floor apartment with lift access to parking is advantageous, though buyers should verify if doorways and the bathroom layout can accommodate long-term mobility aids.
- Low Maintenance9/10
At 55 square metres with managed communal grounds and an annual maintenance fee covering upkeep, this is a quintessential low-maintenance home.
- Secure Gated Entry8/10
Features secure designated underground parking accessed via lift and a well-regarded managed development setting.
- Minimalist Design8/10
The open-plan layout, floor-to-ceiling glazing, and contemporary finishes lend themselves naturally to a clean, minimalist aesthetic.
- Flexible Floor Plans6/10
The footprint is compact at 55 sq m with a fixed apartment layout, offering limited scope for major structural reconfiguration but functional dual-bedroom use.
- Heritage Home1/10
This is a modern, purpose-built apartment within a contemporary development rather than a period or heritage property.
- Ecological Setup5/10
The property carries a D1 BER rating, indicating that energy efficiency is average and a prospective buyer may want to investigate upgrades to improve thermal performance.
- Outdoor areas7/10
While there is no private garden, the property boasts a well-proportioned south-facing balcony with glass balustrade overlooking mature communal green spaces.
Interests
9 areas- Gardening3/10
There is no private garden, only a well-proportioned south-facing balcony suitable for potted plants and container gardening.
- Walking8/10
Great opportunities for walking via local suburban footpaths, nearby Cabinteely Park, and easy access to transport links connecting to wider scenic routes.
- Gym9/10
Residents benefit from access to an onsite gym and swimming pool within the development at a nominal annual fee, making fitness exceptionally convenient.
- Cycling7/10
Good connectivity via the N11 and surrounding areas for cyclists, though urban traffic needs to be navigated to reach major greenway routes.
- Golf6/10
Several golf clubs are located within the wider South Dublin region, though you will need a vehicle or transport to reach them easily.
- Fishing2/10
The location is deeply suburban and urbanized, offering no immediate access to major fishing spots without traveling further afield.
- Horse Riding2/10
Equestrian facilities are scarce in this immediate suburban pocket of Dublin 18, requiring travel towards the Dublin mountains or outer county areas.
- Water Sports4/10
While Dun Laoghaire and coastal water sports are a short drive or transport ride away, the immediate location is entirely landlocked.
- Entertaining7/10
The bright open-plan living and dining room seamlessly connects to a private south-facing balcony, providing a lovely setting for hosting small gatherings of friends.
Lifestyle
5 areas- Quiet Living6/10
While the development features mature communal greens and a corner position, being part of a larger apartment complex near major transport routes means some urban ambient noise is to be expected.
- Rural Living1/10
This is a suburban apartment development in Dublin 18 with high density and urban connectivity, offering none of the characteristics of rural living.
- Village Living6/10
Proximity to local retail centres like Cabinteely and Cornelscourt provides a friendly community feel, though the immediate setting is decidedly suburban.
- Coastal Living2/10
The property is located inland in South Dublin with no direct coastal views or immediate seaside proximity, though Dublin Bay is reachable by transport.
- Urban Living8/10
Excellent urban convenience with the Cherrywood Luas stop just a five-minute walk away, providing swift access to Dublin city centre alongside nearby retail and leisure amenities.
Social
6 areas- Community Involvement6/10
Apartment living fosters a community feel through shared amenities like the gym and pool, though deep local community integration depends on resident participation.
- Café Culture7/10
Residents can enjoy a good selection of local cafes and restaurants within easy reach in the surrounding Cabinteely, Cornelscourt, and Cherrywood areas.
- Nightlife5/10
Local evening options are somewhat subdued compared to the city centre, though the Luas provides straightforward late-night transport back from town.
- Health/Wellness groups8/10
The onsite gym and swimming pool provide a built-in hub for health and wellness activities right on your doorstep.
- Networking Opportunities7/10
Proximity to Cherrywood and rapid transit links to the city centre place professionals close to major business nodes and networking events.
- Tech-Hub Connectivity9/10
Cherrywood is a rapidly growing business and tech hub, making this apartment exceptionally well-located for professionals working in the immediate technology sector.
Listing information
- Agent
- Sherry FitzGerald Foxrock
- Phone
- 01 289 4386
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-AE8AF5HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.