35 Abalone, The Grange, Brewery Road, Stillorgan, Co. DublinA94A9W8
€625,000
3 Bed~2 Bath~97 m²~BER B
What you'll like:
- Desirable B Energy Rating: The property achieves a strong B BER rating with an efficiency of 119kWh per square metre, ensuring lower energy bills and potential eligibility for green mortgage rates.
- Generous Floor Area: Spanning approximately 97 square metres, this substantial ground-floor apartment offers significantly more breathing room than standard two-bedroom properties in the surrounding area.
- Three Bedroom Layout: Featuring three bedrooms including two doubles and a flexible single, the configuration easily accommodates modern working-from-home arrangements or growing family needs.
- Master Ensuite Facility: The primary double bedroom includes a private ensuite bathroom, adding daily convenience and privacy away from the main family bathroom.
- West Facing Aspect: The ground-floor position benefits from a desirable west-facing aspect, flooding the open-plan living and dining areas with pleasant afternoon and evening sunlight.
- Outdoor Terrace Space: An adjoining outdoor terrace provides private external space directly connected to the main living areas, ideal for outdoor relaxing during warmer months.
- Onsite Concierge Service: The development features a dedicated on-site concierge and management service, providing enhanced day-to-day convenience, package handling, and an added layer of security.
- Direct Intercom Line: A direct communication line connects the apartment directly to the concierge office, allowing for seamless assistance and peace of mind for residents.
- Secure Underground Parking: A designated parking space is included within the secure underground car park, protecting your vehicle from weather and providing safe off-street storage.
- High Specification Finishes: The interior boasts premium touches including continuous marble floor tiling, underfloor heating, and impressive 2.4-metre internal doors throughout the main rooms.
- Quality Kitchen Design: The kitchen is well-equipped with cream high-gloss cabinetry paired with contrasting black granite worktops, creating a timeless and durable culinary workspace.
- Established Development: Built in 2007, The Grange is widely recognised as a mature, highly regarded South Dublin residential scheme with a proven track record of desirability.
- Managed Communal Grounds: The landscaped grounds are beautifully maintained and include children's play areas, offering pleasant walking routes and outdoor amenities right outside the door.
- Lift Access Available: Elevator access from the lower levels ensures step-free mobility up to the ground-floor entrance, benefiting residents with heavy shopping or pushchairs.
- Excellent Public Transport: Situated within easy reach of both the LUAS at Sandyford and multiple Quality Bus Corridor services, commuting into Dublin city centre is exceptionally straightforward.
- Proximity to Universities: The convenient bus links offer direct and reliable connections to University College Dublin, making the address attractive for academics or student rentals.
- Nearby Shopping Hubs: Stillorgan Village, local supermarkets, and the expansive retail offerings of Dundrum Town Centre are all easily accessible for everyday shopping needs.
- Coastal Access Proximity: The coastal villages of Blackrock, Monkstown, and Dún Laoghaire are just a short drive away, providing immediate access to marine walks and weekend leisure activities.
- Asking Price Reduction: The recorded asking-price history shows a reduction from €650,000 down to €625,000, indicating a potentially more realistic seller pricing strategy and negotiating environment.
- Turnkey Presentation: The property is presented in an exceptionally well-maintained condition with high-end fixtures, allowing a buyer to move in immediately without undertaking heavy renovations.
But keep in mind:
- Substantial Annual Service Charge: The annual service charge is €3,888, which represents a significant ongoing fixed yearly overhead that will impact long-term holding costs for buyers.
- Ground Floor Security Considerations: Ground-floor apartments can occasionally experience higher exposure to foot traffic near windows and terraces, requiring vigilance regarding home security measures.
- Potential Privacy Limitations: Being situated on the ground floor facing communal landscaped areas may limit privacy, necessitating regular use of blinds or window dressings.
- Single Bedroom Size: The third bedroom is a single room, which may feel compact if used continuously as a permanent bedroom rather than a home office or study.
- Recent Price Drop Context: The €25,000 reduction in the recorded asking price could suggest previous overpricing or a need to test market interest over several months.
- Management Company Rules: Living in a managed development means strict adherence to owners' corporation rules regarding pets, subletting, rubbish disposal, and external modifications.
- Underground Parking Logistics: Navigating and accessing the secure underground car park daily requires electronic fob systems, which can occasionally fail or cause bottlenecks during peak times.
- Elevator Reliance: While the building has lift access, any mechanical breakdowns in the elevators could temporarily inconvenience residents moving heavy items to and from the underground levels.
- Acoustic Insulation Verification: Buyers should investigate potential noise transfer from upper floors or common hallways, as modern apartment buildings can sometimes transmit impact sounds.
- Underfloor Heating Maintenance: The complex underfloor heating system running beneath marble tiles should be thoroughly inspected during survey, as repairs can be disruptive and costly.
- Granite Worktop Maintenance: The black granite kitchen worktops require periodic sealing to prevent staining from acidic foods, representing a minor ongoing maintenance consideration.
- High-Gloss Cabinetry Wear: Cream high-gloss kitchen cabinets can show fingerprints and minor surface scratches easily, requiring regular cleaning to maintain their showroom appearance.
- Communal Ground Maintenance Fees: While the landscaped grounds are a major asset, buyers are permanently bound to fund their upkeep through the mandatory annual service charge budget.
- Proximity to Major Roads: Although set within landscaped grounds, the development's location near Brewery Road and the N11 means buyers should check for potential traffic noise impacts.
- Visitor Parking Limitations: Designated underground parking typically restricts guest spaces, meaning visiting friends or family may find it challenging to secure convenient onsite parking.
- Future Service Charge Increases: Given rising labour and insurance costs across the property sector, buyers must budget for potential future increases in the annual management fees.
- Ground Floor Natural Light: Although the west aspect helps, ground-floor apartments in large developments can sometimes receive less direct sunlight due to surrounding architectural shadows.
- Refuse Management Charges: Buyers should verify whether commercial waste disposal is fully covered within the high service charge or if additional pay-by-weight charges apply.
- Window and Door Seals: The extensive glazing and high timber doors should be inspected for thermal efficiency and draft proofing to ensure optimal comfort during colder months.
- Resale Liquidity Factors: The large volume of apartments within similar developments in South Dublin means future resale values can be closely tied to broader market supply trends.
Price positioning
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- The asking price appears somewhat elevated relative to recent ground-floor transactions within the same block, prompting a downward adjustment of twenty-five thousand euros by the vendor to stimulate renewed buyer interest.
- Valuation signals indicate a premium for the superior finish, marble flooring, and on-site concierge services, though these must be weighed against the substantial annual service charge associated with the development.
- Potential support for the price stems from strong transport connectivity including nearby Luas and bus corridors, whereas high ongoing maintenance fees and alternative local apartment options could undermine demand.
- Relevant market context includes historical pricing variance across similar units in the development, reflecting diverse floor levels, sizes, and specific orientations that heavily influence achieved transaction values.
Build Analysis
What we know from similar construction types
- The property is a ground-floor apartment built in 2007 within an established managed development featuring a 24-hour concierge service and underground parking.
- The apartment benefits from high-specification finishes including marble flooring, underfloor heating, and 2.4-metre internal doors.
- A buyer should investigate the management company accounts, sinking fund levels, and the annual service charge of €3,888 to ensure ongoing maintenance is adequately funded.
- As a ground-floor unit, a buyer should verify insulation standards around the exterior walls and underground parking slab, as well as checking for any potential moisture or privacy considerations associated with the west-facing terrace.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 800 to 1,100 euro.
- Explanation: Given the 97 square metre floor area and a favorable B energy rating, the property should retain heat efficiently, though underfloor heating usage and individual lifestyle factors will influence total consumption.
Pollution Safe
9/10Environmental situation to investigate
- The development is situated in a well-established residential suburb of South Dublin, distant from major heavy industrial zones, major waste incinerators, or active large-scale landfills.
- Any minor historical or localized environmental factors should be independently verified by the buyer as part of standard conveyancing.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential development in Stillorgan, positioned away from major coastal or river flood zones.
- Official mapping indicates no recorded flood hazards directly affecting the immediate site surroundings.
- The home is situated on the ground floor, which means that while general flood risk is low, any localized pooling during extreme rainfall events should be considered.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 41, ABALONE, THE GRANGE
- Sale date
- Declared sale price
- €550,000.00
33 ABALONE, THE GRANGE, BREWERY RD
- Sale date
- Declared sale price
- €700,000.00
26 ABALONE, THE GRANGE, BLACKROCK
- Sale date
- Declared sale price
- €645,000.00
29 ABALONE, THE GRANGE, STILLORGAN
- Sale date
- Declared sale price
- €480,000.00
10 ABALONE, THE GRANGE, BREWERY RD
- Sale date
- Declared sale price
- €480,000.00
Recent sales in the wider The Grange area
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
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
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: €6,250 — 1% of €625,000.
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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 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on property value and registry type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro for a structural pre-purchase survey.
- Annual home insurance: approximately 350 to 650 euro per year depending on the policy and level of contents coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of the on-site 24-hour concierge service at The Grange as a major positive for daily living and security.
- Local commuter discussions often focus on the excellent accessibility of both the Sandyford Luas stop and the Quality Bus Corridor along the N11.
- Discussions regarding the surrounding Stillorgan and Brewery Road area generally point to a strong local amenity offering, including proximity to shopping centres and schools.
- Homeowners in the development often note the high standards of maintenance in the communal landscaped grounds and playground areas.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers three bedrooms and access to communal grounds and a playground within the development, making it manageable for families with younger children, though apartment living lacks a private back garden.
- Teenagers6/10
Three bedrooms provide adequate individual space, and the location near transport links allows teenagers independent mobility to schools and amenities.
- Multi-generational Living4/10
With 97 square metres of single-level ground-floor accommodation and two bathrooms, space is somewhat constrained for multi-generational households seeking privacy.
- Single Buyers8/10
A high-specification three-bedroom apartment with a concierge service and underground parking offers a secure, low-maintenance lifestyle well-suited for single professionals.
- Couples9/10
Provides generous proportions, high-end finishes like marble flooring and underfloor heating, and a west-facing terrace ideal for couples desiring comfort and convenience.
- Empty Nesters9/10
Ground-floor access, lift connectivity, secure underground parking, and on-site concierge services make this an exceptional choice for those downsizing from larger family homes.
- Retirees9/10
The combination of step-free ground-floor access, a 24-hour concierge service, and a secure gated-style managed development supports comfortable retirement living.
Work
3 areas- Remote Working8/10
The third bedroom offers excellent flexibility to serve as a dedicated home office or study within a comfortable, modern environment.
- Hybrid Commuting9/10
Exceptional transport connectivity via both the Sandyford LUAS and nearby Quality Bus Corridor services makes hybrid commuting highly practical.
- Retired9/10
Low maintenance requirements, a concierge service, and accessible ground-floor living cater very well to retired occupants.
Practical
8 areas- Ageing in Place9/10
Ground-floor positioning with lift access, step-free entry, and on-site concierge assistance make this property well-suited for long-term accessibility.
- Low Maintenance9/10
Modern apartment living supported by professional management, communal upkeep, and an annual service charge minimizes upkeep burdens.
- Secure Gated Entry9/10
Features a 24-hour concierge service, video intercom, and secure underground parking, offering a high level of residential security.
- Minimalist Design8/10
Contemporary architecture, marble flooring, high internal doors, and clean lines align well with minimalist aesthetic preferences.
- Flexible Floor Plans7/10
The third single bedroom offers great versatility to adapt as a home office, study, or guest room depending on buyer needs.
- Heritage Home1/10
Built in 2007, this is a modern contemporary development rather than a period or heritage property.
- Ecological Setup8/10
Achieves a strong B BER rating with efficient underfloor heating, reflecting good modern thermal performance.
- Outdoor areas6/10
Features a desirable west-facing balcony/terrace complemented by well-maintained communal gardens and a playground rather than a private garden.
Interests
9 areas- Gardening3/10
The property features a west-facing outdoor terrace rather than a private garden, though beautifully maintained communal grounds are managed on-site.
- Walking7/10
Good access to local footpaths, surrounding suburban areas, and nearby recreational amenities facilitates regular walking.
- Gym6/10
Proximity to local commercial centers and residential facilities ensures access to fitness options, though specific on-site gym details should be verified.
- Cycling6/10
Main arterial routes nearby provide connections for cyclists, though urban and suburban traffic requires careful navigation.
- Golf7/10
South Dublin hosts a variety of established golf clubs and courses within a short driving distance.
- Fishing3/10
The suburban location offers limited immediate opportunities for fishing, requiring travel toward the coast or inland rivers.
- Horse Riding2/10
An established suburban apartment setting is unsuited for keeping horses or immediate equestrian pursuits.
- Water Sports6/10
Proximity to nearby coastal areas such as Dún Laoghaire provides access to sailing and marine activities.
- Entertaining8/10
An open-plan living and dining room connected to a west-facing outdoor terrace provides an excellent space for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Overlooking mature gardens within a well-maintained residential development provides a peaceful environment, despite proximity to major roadways.
- Rural Living1/10
Located in an established suburban residential development close to major transport corridors and commercial hubs, offering no rural characteristics.
- Village Living7/10
Proximity to Stillorgan and surrounding South Dublin villages offers local shopping, dining, and community amenities within easy reach.
- Coastal Living6/10
While not directly on the coast, the coastal villages of Blackrock, Monkstown, and Dún Laoghaire are all within a short drive.
- Urban Living7/10
Well-connected to public transport networks including the LUAS and Quality Bus Corridors providing direct access to Dublin city centre.
Social
6 areas- Community Involvement6/10
Managed developments foster a sense of community, supported by nearby local neighborhood associations and amenities.
- Café Culture8/10
Easy access to Stillorgan, Blackrock, and surrounding areas provides a wide selection of local cafés and social dining spots.
- Nightlife5/10
While local pubs and restaurants are available nearby, extensive nightlife options require travel into central Dublin.
- Health/Wellness groups7/10
Proximity to established suburban centers ensures good access to local wellness classes, pharmacies, and medical services.
- Networking Opportunities7/10
Convenient transport links to tech and business hubs across South Dublin and the city center support professional networking.
- Tech-Hub Connectivity8/10
Direct public transport routes to major South Dublin employment and technology districts provide strong connectivity.
Listing information
- Agent
- Sherry FitzGerald Foxrock
- Phone
- 01 289 4386
- Current status
- active
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-78C117HouseDelve · 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.