35 Abalone, The Grange, Brewery Road, Stillorgan, Co. DublinA94A9W8
€650,000
3 Bed~2 Bath~97 m²~BER B
What you'll like:
- Generous floor area: Spanning approximately ninety-seven square meters, this substantial three-bedroom ground-floor apartment offers ample living space for comfortable everyday family life or professional entertaining.
- Desirable B rating: Achieving a high energy rating ensures lower utility bills and superior thermal comfort throughout the changing seasons for any future occupant.
- West facing aspect: The bright living spaces and outdoor terrace benefit from a favourable orientation, capturing abundant afternoon and evening sunlight beautifully.
- Concierge and management service: Residents enjoy the unique convenience and added security of a dedicated twenty-four-hour on-site concierge team right within the development.
- Direct concierge intercom line: A direct communication link from the apartment to the management office provides exceptional personal convenience and peace of mind.
- Underfloor heating system: Advanced underfloor heating throughout adds a luxurious feel and eliminates the need for intrusive wall-mounted radiators in living areas.
- Porcelain floor tiling: High-quality porcelain tiles fitted extensively throughout create a sleek, durable, and easy-to-maintain surface finish across the principal rooms.
- Impressive internal doors: Striking two-four-metre internal doors enhance the vertical proportions and contemporary aesthetic of the generously sized accommodation.
- Open plan living space: The bright and expansive central living and dining area connects seamlessly with the adjoining kitchen and outdoor terrace.
- Quality kitchen cabinetry: Cream high-gloss kitchen units paired with contrasting black granite worktops deliver a stylish, durable, and timeless culinary workspace.
- En suite main bedroom: The primary double bedroom includes a private private bathroom, offering an added layer of luxury and convenience for residents.
- Flexible third bedroom: The single third bedroom provides excellent adaptability, functioning ideally as a home office, study, or nursery depending on needs.
- High specification bathrooms: Elegant sanitary ware complemented by engineered quartz stone shelving creates a luxurious hotel-style finish in the washing facilities.
- Secure underground parking: A designated car parking space within the secure subterranean garage protects vehicles and guarantees hassle-free daily arrivals.
- Established residential development: Located inside one of South Dublin's most highly regarded developments, ensuring long-term community desirability and careful estate maintenance.
- Mature landscaped grounds: Beautifully kept communal gardens and an on-site playground provide serene outdoor spaces for relaxation without private maintenance burdens.
- Convenient transport links: Excellent proximity to the Luas at Sandyford allows rapid, reliable commuting access directly into the heart of Dublin city.
- Quality bus corridor access: Multiple frequent bus services within a short walking distance offer effortless connections to the city centre and UCD campus.
- Major roadway proximity: Immediate accessibility to both the N11 and M50 motorways facilitates straightforward travel for daily commuters driving further afield.
- Rich local amenities: Nearby shopping facilities in Stillorgan, Blackrock, and Dundrum provide an extensive selection of retail, dining, and leisure options.
But keep in mind:
- Ground floor security: Ground-floor apartments can sometimes present heightened security risks, meaning buyers should carefully verify the effectiveness of the video intercom and window locks.
- Management company fees: Annual service charges for developments featuring twenty-four-hour concierge services can be substantial, so buyers must inspect accounts and verify current fee levels.
- Sinking fund contributions: Prospective purchasers should investigate the adequacy of the development sinking fund to ensure major future repairs will not trigger special levies.
- Apartment acoustic insulation: Ground-floor properties beneath upper-level residences may experience footstep or impact noise, making it wise to inquire about acoustic build quality.
- Underfloor heating maintenance: Complex underfloor heating systems can be costly to repair if faults develop beneath the porcelain floor tiles, requiring careful pre-purchase checks.
- Limited natural light rooms: While the main living areas enjoy a west aspect, buyers should check if any bedrooms experience restricted daylight due to the ground-floor siting.
- Communal ground usage: Proximity to landscaped walkways and the children's playground could occasionally introduce foot traffic noise or loss of privacy near windows.
- Parking space dimensions: Buyers with larger vehicles should physically test the designated underground parking bay to ensure easy manoeuvring and adequate width clearance.
- Visitor parking availability: On-site parking for visiting guests in premium developments is often strictly limited, which visitors should verify before relying on spaces.
- Lift dependency reliance: Although ground-floor apartments avoid daily lift dependency, residents still rely on functioning lifts to access underground parking levels and storage.
- Leasehold covenants: As with most managed apartment schemes, strict rules regarding pets, sub-letting, and alterations will apply through lease covenants that require review.
- Brewery road traffic: The surrounding road network can experience peak-hour congestion, so buyers should assess local traffic patterns during typical morning and evening commutes.
- High gloss maintenance: Cream high-gloss kitchen cabinetry and black granite worktops can easily show fingerprints and water spots, requiring diligent daily upkeep.
- Single bedroom sizing: The third bedroom is relatively compact, limiting its utility primarily to a single bed or a dedicated home office workspace rather than a double room.
- Mahogany door finish: The rich mahogany stain on the entrance door and matching elements may require periodic specialist polishing or refinishing to maintain appearance.
- Granite worktop sealing: Natural black granite countertops require periodic re-sealing to prevent staining from acidic foods or oils used in everyday cooking.
- Service charge inflation: Future service charges are vulnerable to rising energy and insurance costs, meaning buyers should review historical increases over recent years.
- Ground moisture exposure: Ground-floor properties can occasionally be more susceptible to dampness or humidity issues, making a thorough pre-purchase structural survey essential.
- Window cleaning logistics: Exterior window cleaning for ground-floor units facing communal paths should be checked to see if it is covered by the management company.
- Rental cap regulations: Investors should verify current rental restrictions or caps applicable within the development if purchasing the property as a buy-to-let asset.
Price positioning
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- The asking price appears attractively positioned relative to verified historical transaction data for similar multi-bedroom apartments within the immediate development, suggesting potential value for buyers seeking generous square footage in this established South Dublin location.
- Upward valuation signals are supported by the inclusion of three bedrooms, a desirable west-facing aspect providing excellent afternoon light, underfloor heating, and premium concierge services that generally enhance market appeal and command a relative premium.
- Factors that could undermine this pricing level include potential market hesitation regarding overall ground-floor security or management fee structures, whereas sustained demand for well-connected suburban housing with strong transport links supports the current figure.
- Additional market relevance stems from the strong energy efficiency rating and proximity to major employment hubs, transport corridors, and retail centres, which collectively underpin buyer confidence and long-term asset desirability.
Build Analysis
What we know from similar construction types
- The property is a ground-floor apartment built in 2007 within an established residential development featuring contemporary architecture.
- Features high-specification finishes including porcelain floor tiling, underfloor heating, hardwood entrance doors, and 2.4-metre internal doors.
- Benefits from a direct intercom line to an on-site 24-hour concierge and management service, plus secure underground parking.
- A buyer should investigate the management company accounts, annual service charges, sinking fund provisions, and any upcoming major maintenance works for the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: Given the 97 square metre floor area and a favorable B energy rating along with underfloor heating, the property is energy-efficient, though heating costs will vary based on individual usage patterns and thermostat settings.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
9/10Water overflow reports to follow up
- The property is situated within a modern residential development built to contemporary engineering and drainage standards.
- There are no prominent historical records indicating recurring severe fluvial or coastal flooding directly affecting this specific site, though local surface water pooling during extreme weather should be independently verified.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
38 BREWERY RD, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €985,000.00
41 ONYX, THE GRANGE, BREWERY ROAD
- Sale date
- Declared sale price
- €426,000.00
74 WOODFORD, BREWERY RD, STILLORGAN
- Sale date
- Declared sale price
- €875,000.00
23 SILVER PINES, BREWERY RD, STILLORGAN
- Sale date
- Declared sale price
- €745,000.00
APT 41, ABALONE, THE GRANGE
- Sale date
- Declared sale price
- €550,000.00
Recent sales in the wider The Grange area
3 WOODVIEW MEWS, GLENALBYN RD, STILLORGAN
- Sale date
- Declared sale price
- €520,000.00
82 LAKELANDS AVE, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €870,000.00
9 RATHMORE AVE, KILMACUD, STILLORGAN
- Sale date
- Declared sale price
- €1,005,000.00
75 WHATLEY PLACE, KILMACUD RD UPPER, STILLORGAN
- Sale date
- Declared sale price
- €631,339.00
8 SAPPHIRE, THE GRANGE BREWERY ROAD, STILLORGAN
- Sale date
- Declared sale price
- €570,000.00
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
- Stamp duty: approximately 1% of the purchase price up to €1,000,000, amounting to €6,500 for a €650,000 property.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding VAT and outlay.
- Land registration fees: around €175 to €700 depending on the property value and registration type.
- Property valuation fees: typically €150 to €300 for mortgage purposes.
- Surveyor fees: generally €300 to €600 for a standard apartment or property inspection.
- Annual home insurance: estimated between €350 and €700 per year depending on the policy and level of coverage.
Forum Talk
What people are saying about this area
- Residents frequently praise The Grange for its secure gated environment and the convenience of the 24-hour on-site concierge service.
- Local forums highlight the excellent public transport connectivity, particularly the short walk to both the Quality Bus Corridor on the N11 and the Sandyford Luas stop.
- Community discussions often note the abundance of local shopping amenities, with Stillorgan Village and a choice of supermarkets close at hand.
- Homeowners in the development appreciate the well-maintained communal landscaped grounds and playground facilities.
- Traffic around Brewery Road and the N11 junction can experience peak-time congestion, a common topic among local commuters.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and access to communal grounds and a playground within the development, making it reasonably suitable for families with young children.
- Teenagers7/10
With three well-proportioned bedrooms and proximity to public transport like the LUAS and QBC, teenagers have good independence and access to the wider city.
- Multi-generational Living5/10
The 97 sq.m apartment provides three bedrooms, but multi-generational living might feel somewhat confined within a single-level apartment layout.
- Single Buyers9/10
A high-spec three-bedroom apartment with a concierge service, secure parking, and low maintenance offers an ideal setup for a single buyer wanting luxury and convenience.
- Couples9/10
Couples will appreciate the generous open-plan living space, west-facing balcony, en-suite master bedroom, and excellent transport links.
- Empty Nesters9/10
Ground-floor living, lift access, 24-hour concierge, and secure underground parking make this an attractive option for empty nesters downsizing from larger homes.
- Retirees9/10
Features such as ground-floor access, lift connectivity, a 24-hour concierge, and a secure gated style environment support comfortable retirement living.
Work
3 areas- Remote Working9/10
The third single bedroom functions exceptionally well as a home office or study, supporting comfortable remote working arrangements.
- Hybrid Commuting9/10
Convenient access to the Sandyford LUAS, QBC bus services, N11, and M50 makes hybrid commuting into the city or surrounding business parks highly efficient.
- Retired9/10
The development caters extremely well to retirees seeking low maintenance, security, and concierge services.
Practical
8 areas- Ageing in Place9/10
Ground-floor access, lift availability, and a 24-hour concierge make this property highly suitable for ageing in place.
- Low Maintenance9/10
As a managed apartment development built in 2007 with landscaped grounds looked after by management, maintenance requirements are minimal.
- Secure Gated Entry9/10
The development benefits from a 24-hour concierge, video intercom, and secure underground parking.
- Minimalist Design8/10
Features porcelain tiling, 2.4-metre internal doors, and contemporary open-plan layouts that align well with minimalist preferences.
- Flexible Floor Plans7/10
The third single bedroom offers flexibility to be utilized as a nursery, study, or home office depending on the buyer's needs.
- Heritage Home2/10
Built in 2007, this is a modern contemporary apartment rather than a period or heritage property.
- Ecological Setup8/10
The property achieves a strong B BER energy rating and features underfloor heating, indicating good energy efficiency.
- Outdoor areas7/10
While there is no private garden, the property includes a desirable west-facing outdoor terrace and access to well-maintained communal grounds.
Interests
9 areas- Gardening3/10
As a ground-floor apartment with a west-facing balcony rather than a private garden, opportunities for hands-on gardening are limited to potted plants.
- Walking8/10
The location offers good walkability to local shopping centres, nearby villages, and surrounding suburban amenities.
- Gym7/10
While specific on-site gym facilities are not explicitly detailed, the area provides reasonable access to local fitness clubs and wellness groups.
- Cycling7/10
The location near main routes offers cycling connectivity to nearby town centres and employment hubs, though busy local roads require caution.
- Golf8/10
South Dublin is renowned for hosting several high-quality golf courses within a short driving distance.
- Fishing4/10
While coastal proximity allows for sea fishing access nearby, the immediate location is heavily urbanized and suburban.
- Horse Riding4/10
Equestrian facilities are generally sparse in this immediate suburban corridor, requiring travel towards the Dublin foothills.
- Water Sports7/10
Proximity to Dún Laoghaire and the coastline provides excellent access to sailing, marine activities, and water sports.
- Entertaining8/10
The bright open-plan living and dining room connecting to a west-facing outdoor terrace is well-suited for hosting guests and entertaining.
Lifestyle
5 areas- Quiet Living7/10
The development features peaceful outlooks overlooking mature landscaped grounds, though it is located near major transport routes like the N11 and Brewery Road.
- Rural Living2/10
This is a suburban apartment development in South Dublin, offering very little connection to a rural lifestyle.
- Village Living8/10
Proximity to Stillorgan, Blackrock, Foxrock, and Monkstown villages provides a strong village living experience with local shops and cafes.
- Coastal Living7/10
The coastal areas of Dún Laoghaire and Blackrock are within a short drive, offering good access to seaside amenities.
- Urban Living8/10
Excellent public transport links via the LUAS and QBC provide seamless access to Dublin city centre and urban amenities.
Social
6 areas- Community Involvement6/10
Apartment living tends to be more private, but the managed development and proximity to established neighborhoods offer community engagement options.
- Café Culture8/10
Nearby Stillorgan, Blackrock, and Foxrock offer an abundance of local cafés, restaurants, and social spots.
- Nightlife6/10
While local suburban pubs and restaurants are available, extensive nightlife requires traveling closer to Dublin city centre via the LUAS or bus.
- Health/Wellness groups8/10
The surrounding South Dublin area hosts numerous health, wellness, and pilates & stretching groups.
- Networking Opportunities7/10
Proximity to Sandyford business district and easy transit to the city centre provides strong professional networking potential.
- Tech-Hub Connectivity9/10
The property's location near Sandyford offers exceptional proximity to major tech employers and business hubs.
Listing information
- Agent
- Sherry FitzGerald Foxrock
- Phone
- 01 289 4386
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-78C117HouseDelve · 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.