35 Fitzwilliam Quay, Ringsend, Dublin 4D04K272
€495,000
2 Bed~1 Bath~67 m²~BER C
What you'll like:
- Prime waterfront location: Situated directly adjacent to Grand Canal Dock, this property offers unmatched convenience to major employment hubs and cultural landmarks in Dublin 4.
- Elevated top floor: Occupying the top level ensures maximum privacy without overhead neighbors while enhancing natural light penetration throughout the living spaces.
- Panoramic scenic views: The elevated vantage point delivers striking outlooks over Grand Canal Dock, the River Dodder, and the iconic Aviva Stadium backdrop.
- Generous floor area: Extending to an impressive 67 square meters, the apartment provides substantially more breathing room than typical compact city-center alternatives.
- South-westerly balcony orientation: The substantial sit-out balcony captures abundant afternoon and evening sunshine, creating an ideal setting for outdoor relaxation and entertaining.
- Well-balanced living spaces: The layout features a generous open-plan living and dining zone that seamlessly connects to the kitchen and exterior balcony areas.
- Two double bedrooms: Both bedrooms are well-proportioned doubles equipped with comfortable dimensions, making it highly practical for professional sharers or guests.
- Designated underground parking: Secure gated access includes a dedicated parking space, adding significant daily convenience and value in this dense urban docklands area.
- Stunning presented condition: The interior is described as being in pristine condition throughout, potentially allowing a buyer to move in with minimal immediate redecoration.
- Abundant natural light: Large windows and top-floor positioning combine to maximize sunlight exposure across the interior rooms during daylight hours.
- Built-in storage solutions: The inclusion of dedicated storage presses helps maintain a clutter-free living environment by accommodating bulky household items easily.
- Contemporary bathroom: The property features a modern fitted bathroom with clean finishes, catering adequately to the daily needs of residents and visitors alike.
- Walkable neighborhood amenities: An outstanding selection of cafés, restaurants, bars, and local retail spots are located within easy strolling distance of the development.
- Strong transport connectivity: Proximity to major public transit links guarantees seamless and efficient commutes across the wider Dublin metropolitan area and beyond.
- Desirable residential enclave: Fitzwilliam Quay remains one of Dublin's most sought-after addresses due to its peaceful yet ultra-convenient waterfront setting.
- Stable asking price history: Tracking shows a steady, unchanged asking price of 495,000 euros, suggesting transparent pricing strategy without erratic mid-campaign fluctuations.
- Gated security features: Secure gated entry provides an added layer of peace of mind for residents living in a bustling city-center environment.
- Lift facility access: The inclusion of an elevator ensures effortless vertical transit to this top-floor home, aiding accessibility for groceries and heavy luggage.
- Double glazed PVC windows: Fitted double glazing helps insulate the interior spaces against urban noise while assisting with thermal retention throughout winter months.
- Manageable entry scale: Offering two bedrooms at a sub-five-hundred-thousand-euro threshold represents an accessible entry point into the lucrative Dublin 4 property market.
But keep in mind:
- C-rated energy performance: A C energy rating may entail higher winter heating bills and could require future retrofitting investments to meet stricter green standards.
- Annual service charge burden: Ongoing management fees of approximately 2,200 euros per year will add a persistent recurring cost that buyers must factor into their budgeting.
- Electric heating system: The property relies on electric heating, which is frequently less efficient and potentially costlier to operate than gas or heat pump alternatives.
- Potential lift maintenance costs: Living on the top floor means heavy reliance on the building elevator, making future lift repair levies a risk for owners.
- Urban noise and activity: Being located near bustling docklands and vibrant hospitality venues could introduce ambient street noise during peak weekends and evenings.
- Lack of private green space: While the balcony is a great feature, the absence of a private garden means reliance on nearby public parks for larger green areas.
- Undeclared property tenure: The listing does not explicitly state whether the property is freehold or leasehold, requiring urgent legal verification of lease length.
- Service charge escalation risk: Buyers should investigate historical service charge increases and the health of the building sinking fund to avoid unexpected future spikes.
- Unverified appliance condition: The selling agents explicitly note that apparatus and fixtures have not been tested, meaning buyers should budget for potential appliance replacements.
- Approximate stated measurements: Floor plans and room dimensions are provided as approximate guidance only, necessitating independent professional verification before finalizing contracts.
- Balcony maintenance responsibility: External balconies are often subject to complex management company rules regarding usage, storage, and long-term structural upkeep liabilities.
- Underground parking security: While designated parking is included, buyers should inspect the security and lighting of the underground garage for potential vulnerabilities.
- Basin of future local development: The dynamic docklands area is prone to ongoing surrounding construction, which could cause temporary noise, dust, and view disruptions.
- Single bathroom constraint: Having only one shared bathroom for two double bedrooms could create morning bottlenecks for households with multiple occupants or guests.
- Compact kitchen footprint: At just over two by two meters, the kitchen is relatively small, which might limit extensive cooking and food preparation activities.
- Limited ventilation potential: Depending on window placement and apartment depth, achieving robust cross-ventilation during warm summer months could occasionally prove challenging.
- Management company transparency: Buyers must diligently review the management company's financial health, insurance policies, and minutes from recent general meetings.
- Potential insurance premiums: Waterfront and top-floor apartments can sometimes face higher building insurance deductibles or premiums related to weather or roof leaks.
- Fixed asking price stance: The lack of asking price adjustments in the tracked history might indicate a firm vendor stance, potentially limiting initial negotiation room.
- Resale market competition: The high concentration of similar apartments in the docklands sector means future resale values will face stiff competition from neighboring developments.
Price positioning
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- The asking price of €495,000 appears broadly in line with recent transactions on the same street, such as units selling between €480,000 and €535,000, suggesting a balanced starting valuation for a two-bedroom property in this specific Dublin 4 location.
- Valuation signals indicate that the top-floor orientation, panoramic views, and southwest-facing balcony add tangible market value compared to standard units, while the C-rated BER and annual service charge of approximately €2,200 act as moderate offsets.
- Support for this price level relies heavily on sustained high demand for waterfront apartments near Grand Canal Dock and designated parking availability, though potential upside could be constrained by energy efficiency upgrade costs over time.
- The stable recorded asking-price history without reductions implies a confident vendor strategy and steady initial interest, though ultimate sale negotiations will likely test whether buyers are willing to match the upper end of recent local achieved prices.
Build Analysis
What we know from similar construction types
- The property is a top-floor two-bedroom apartment extending to approximately 67 square metres, featuring double glazed PVC windows and electric heating.
- Being a top-floor apartment with a south-westerly facing balcony, a buyer should investigate potential insulation performance at roof level and check management company records regarding roof maintenance.
- A buyer should verify the annual service charge, which is reported to be approximately 2,200 euros per annum, and review the sinking fund status and planned major capital works for the development.
- As the heating system relies on electric heating, a prospective purchaser should inspect the age and efficiency of the heaters and check the intercom, lift, and designated underground parking facilities.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 800 to 1,200 euro.
- Explanation: Based on the 67 square metre floor area and a C energy rating, electric heating usage will vary depending on individual lifestyle, but insulation standards typical of this rating generally moderate consumption.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
6/10Water overflow reports to follow up
- The property is situated immediately adjacent to the River Dodder and close to the Grand Canal Dock area, which inherently introduces proximity to tidal and river water bodies.
- Buyers should investigate local authority flood risk assessments and drainage provisions given the waterfront setting to ensure comprehensive peace of mind.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
112 FITZWILLIAM QUAY, RINGSEND, DUBLIN 4
- Sale date
- Declared sale price
- €480,000.00
117 FITZWILLIAM QUAY, RINGSEND, DUBLIN 4
- Sale date
- Declared sale price
- €531,000.00
3 FITZWILLIAM QUAY, RINGSEND, DUBLIN 2
- Sale date
- Declared sale price
- €535,000.00
64 FITZWILLIAM QUAY, RINGSEND, DUBLIN 4
- Sale date
- Declared sale price
- €385,000.00
113 FITZWILLIAM QUAY, RINGSEND, DUBLIN 4
- Sale date
- Declared sale price
- €500,000.00
Recent sales in the wider Ringsend area
7 THORNFIELD, STILLORGAN RD, DUBLIN 4
- Sale date
- Declared sale price
- €1,600,000.00
22 GRAND CANAL WHARF, SOUTH DOCK ST, DUBLIN 4
- Sale date
- Declared sale price
- €549,000.00
60 SHELBOURNE PARK, SOUTH LOTTS RD, DUBLIN 4
- Sale date
- Declared sale price
- €517,000.00
41 SERPENTINE AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,100,000.00
90 BALLSBRIDGE WOOD, SHELBOURNE RD, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €860,000.00
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: €4,950 — 1% of €495,000.
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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 VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and mortgage registration.
- Property valuation fees: approximately 150 to 300 euro required by mortgage lenders.
- Surveyor fees: approximately 300 to 600 euro for a standard structural survey on an apartment.
- Annual home insurance: approximately 300 to 500 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents frequently highlight the vibrant lifestyle and convenience of living near Grand Canal Dock, Ballsbridge, and the Dublin city centre.
- Local discussions often praise the scenic waterfront walks along the River Dodder and the proximity to recreational amenities like the Aviva Stadium.
- Traffic congestion and parking availability in the wider Ringsend and Dublin 4 docklands area are common topics on community forums.
- Development and regeneration projects in the surrounding docklands continue to be a major point of interest and ongoing discussion among locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The top-floor apartment setting with balcony access and a compact 67 square meter layout offers limited space for young children to play freely compared to a house with a private garden.
- Teenagers5/10
Two double bedrooms provide workable accommodation, though living in a compact apartment with teenagers can feel somewhat confined over time.
- Multi-generational Living2/10
With only 67 square meters, two bedrooms, and a single bathroom, this apartment is entirely unsuited for multi-generational living.
- Single Buyers9/10
The 67 square meter layout, prime Dublin 4 waterfront location, and secure gated setting make this an exceptionally attractive and manageable home for a single buyer.
- Couples9/10
Featuring two double bedrooms and a generous open-plan living and dining area opening to a south-westerly balcony, this property is ideal for couples.
- Empty Nesters8/10
Top-floor living with lift access, low maintenance requirements, and proximity to city amenities make this a strong option for empty nesters downsizing from larger homes.
- Retirees7/10
The lift access and low-maintenance apartment lifestyle suit retirees well, though the ongoing service charge of approximately 2,200 per annum should be factored into retirement budgeting.
Work
3 areas- Remote Working8/10
The apartment benefits from cable TV, phone, and internet connections, making it well-suited for remote working within the open-plan living area.
- Hybrid Commuting9/10
Excellent transport links and proximity to Grand Canal Dock and Dublin city centre make hybrid commuting exceptionally convenient.
- Retired7/10
The property supports a retired lifestyle through low-maintenance living and nearby services, though urban density may not suit everyone.
Practical
8 areas- Ageing in Place6/10
Lift access assists with mobility, though buyers should verify long-term suitability regarding bathroom layouts and accessibility as they age.
- Low Maintenance9/10
As a modern apartment of 67 square meters with managed common areas, maintenance requirements are minimal compared to a traditional house.
- Secure Gated Entry9/10
The development features secure gated access, an intercom system, and a designated underground parking space for enhanced security.
- Minimalist Design8/10
The open-plan layout, clean lines, and neutral finishes lend themselves well to minimalist interior styling.
- Flexible Floor Plans5/10
The apartment has a fixed two-bedroom layout spanning 67 square meters with limited scope for structural alterations.
- Heritage Home2/10
This is a contemporary apartment development rather than a period or heritage property.
- Ecological Setup6/10
The property holds a C-rated BER, offering reasonable energy efficiency, though buyers aiming for higher ecological standards may wish to investigate future upgrade potential.
- Outdoor areas7/10
Features a substantial south-westerly facing sit-out balcony measuring approximately 3.43m x 1.4m, perfect for afternoon and evening sun, though lacking a private lawn.
Interests
9 areas- Gardening3/10
Gardening is restricted to container planting on the south-westerly facing balcony, as there is no private ground-level garden.
- Walking9/10
The location offers exceptional walking opportunities along the River Dodder, Grand Canal Dock, and nearby Sandymount Strand.
- Gym8/10
The central urban location in Dublin 4 provides convenient access to a wide range of commercial fitness facilities and gyms.
- Cycling8/10
Flat terrain and proximity to canal cycle routes and city-centre infrastructure make cycling a viable transport and recreation option.
- Golf6/10
While there are established golf clubs within reasonable driving distance in south Dublin, none are immediately adjacent to the property.
- Fishing5/10
Proximity to the River Dodder and Grand Canal Dock offers local angling potential, though urban restrictions apply.
- Horse Riding2/10
Equestrian facilities are largely absent from this central urban environment and would require travel to the outer suburbs or countryside.
- Water Sports7/10
The waterfront setting adjacent to Grand Canal Dock and the River Dodder provides good access to local aquatic activities and rowing clubs.
- Entertaining8/10
The generous open-plan living and dining space flowing onto a substantial south-westerly facing balcony creates an excellent setting for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
While positioned on the top floor with pleasant views over the River Dodder, the urban docklands location brings standard city ambient noise.
- Rural Living1/10
Located in a densely developed urban district of Dublin 4, this property offers no rural characteristics whatsoever.
- Village Living7/10
Proximity to the established communities of Ringsend, Sandymount, and Ballsbridge delivers a strong village-like feel within the broader city context.
- Coastal Living8/10
The property occupies a prime waterfront position overlooking Grand Canal Dock and the River Dodder, offering great proximity to Dublin's coastal amenities.
- Urban Living10/10
Situated in Dublin 4 within easy walking distance of the city centre, Grand Canal Dock, and extensive dining and cultural amenities, this is prime urban living.
Social
6 areas- Community Involvement6/10
Active local communities exist in Ringsend and Sandymount, though apartment living tends to offer slightly less direct neighbourhood engagement than suburban housing.
- Café Culture10/10
An outstanding selection of cafés, restaurants, and bars in Grand Canal Dock, Ballsbridge, and Ringsend are right on the doorstep.
- Nightlife9/10
Proximity to Dublin city centre and the vibrant entertainment offerings of Grand Canal Dock ensures a wealth of nightlife options.
- Health/Wellness groups8/10
The surrounding district offers numerous pilates & stretching studios, fitness classes, and wellness clubs.
- Networking Opportunities9/10
Located in the heart of Dublin's tech and financial hub near Grand Canal Dock, professional networking opportunities are exceptional.
- Tech-Hub Connectivity10/10
Positioned directly adjacent to Dublin's primary tech quarter, housing major multinational employers and digital infrastructure.
Listing information
- Agent
- Allen & Jacobs
- Phone
- 01 210 0360
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-FF2633HouseDelve · 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.