Photograph 1 of 23 of 35 The Sycamores, Stradbrook Hill, Blackrock, Dublin
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35 The Sycamores, Stradbrook Hill, Blackrock, DublinA94WA07

€320,000

1 Bed~1 Bath~42 m²~BER D1

What you'll like:

  • Prime South Dublin Address: Situated in Blackrock near Monkstown and Deansgrange, offering exceptional long-term capital growth potential and desirability in a premier suburban location.
  • Convenient Public Transport: Excellent proximity to DART and mainline rail services in Blackrock and Dún Laoghaire, alongside multiple reliable Dublin Bus routes for seamless commuting.
  • Mature Landscaped Grounds: Set within established and beautifully maintained communal gardens that provide an attractive, peaceful green outlook and pleasant outdoor space right outside your door.
  • Generous Living Room: Features an expansive 5.94m by 3.04m reception space complete with a feature fireplace, offering flexible layout options for comfortable daily living and entertaining.
  • Separate Kitchen Area: Includes a distinct, dedicated kitchen room with fitted wall and floor storage units and tiled finishes, keeping cooking zones separate from the main living space.
  • Spacious Double Bedroom: Measures a comfortable 4.27m by 2.37m, providing ample room for a standard double bed alongside supplementary bedroom furniture and integrated storage potential.
  • Top Floor Privacy: Positioned on the top floor of the building, meaning no overhead footsteps and enhanced natural light levels flooding through the elevated apartment windows.
  • Abundant Local Amenities: Surrounded by a vast array of local shops, bustling cafés, popular restaurants, and essential daily conveniences within easy walking or driving distance.
  • Active Lifestyle Proximity: Close to numerous local golf clubs, tennis courts, rugby pitches, sailing facilities, gyms, and scenic coastal walks for outdoor enthusiasts.
  • Bright Interior Spaces: Described as a bright and spacious property with a well-laid-out floor plan, maximizing natural illumination throughout the compact 42 square metre footprint.
  • Coastal Access Nearby: Located within easy reach of the Dún Laoghaire coastline and harbour, offering fantastic weekend recreational opportunities and stunning seaside views.
  • Established Residential Development: Part of the mature Stradbrook Hill community, benefiting from an established neighborhood feel rather than the uncertainties of a brand new construction phase.
  • Ideal Starter Opportunity: Represents an affordable entry point into a traditionally high-value postal district for first-time buyers seeking independence or a manageable footprint.
  • Strong Rental Potential: High demand for compact one-bedroom properties in Blackrock ensures robust ongoing tenant interest for potential buy-to-let investors entering the market.
  • Leisure and Retail Hubs: Conveniently positioned between major suburban shopping centres in Blackrock and Dún Laoghaire, fulfilling all modern retail and entertainment requirements easily.
  • Manageable Floor Area: The 42 square metre layout ensures low ongoing domestic cleaning requirements, minimal furniture costs, and very manageable everyday domestic upkeep.
  • Healthcare and Services: Proximity to established local medical clinics, pharmacies, and essential community services adds to the practical day-to-day convenience of the area.
  • Walkable Neighborhoods: Easy pedestrian access to neighboring Deansgrange and Monkstown villages encourages local errand-running without relying exclusively on a car.
  • Flexible Decorating Canvas: Provides buyers with a clean slate to implement personal cosmetic upgrades, modern color schemes, and customized interior finishes over time.
  • Accessible Asking Price: Priced at €320,000, offering competitive entry into a sought-after coastal suburb compared to larger multi-bedroom houses in the immediate vicinity.

But keep in mind:

  • Low BER Rating: Rated D1 on the Building Energy Rating scale, indicating poor thermal efficiency and likely requiring significant insulation upgrades to reduce heating bills.
  • Compact Total Area: Measuring only 42 square metres, the property offers limited overall square footage which may feel constrained for buyers seeking generous storage space.
  • Untested Appliances and Services: The selling agent explicitly notes that fixtures, fittings, and services have not been tested, meaning buyers must budget for potential hidden repairs.
  • Top Floor Stair Access: Being a top-floor apartment without mentioned elevator access could present daily physical challenges for carrying groceries, luggage, or mobility-impaired residents.
  • Potential Management Fees: As part of a mature development, buyers should thoroughly investigate annual service charges, sinking fund balances, and upcoming estate maintenance levies.
  • Limited Bathroom Space: The bathroom measures a compact 1.93m by 1.67m, which may restrict layout options or feel tight for modern fixtures and daily routines.
  • Kitchen Size Constraints: The kitchen measures just 2.08m by 1.67m, offering very restricted counter space and tight confines for multiple people preparing meals simultaneously.
  • Lack of Private Balcony: The listing highlights communal gardens but does not mention a private balcony or terrace, denying residents exclusive private outdoor seating space.
  • Approximate Floor Plans: Floor plans are provided for illustrative purposes only with approximate measurements, meaning buyers must independently verify exact room dimensions before purchasing.
  • Unverified Current Condition: Photographs and descriptions are for guidance only and may not reflect the present physical state, necessitating a comprehensive independent structural survey.
  • Heating System Efficiency: A D1 energy rating frequently points to older electric storage heaters or an inefficient boiler that may need full replacement to meet modern comfort standards.
  • Parking Availability Uncertainty: The listing details do not specify dedicated parking arrangements or permit rules within the development, requiring careful pre-purchase verification.
  • Sound Insulation Concerns: Top-floor units under roof spaces can experience temperature extremes and potential roof-related noise, requiring inspection of attic insulation and roof integrity.
  • Future Retrofit Costs: Bringing a D1-rated apartment up to a modern B or C energy standard will likely demand substantial capital investment in windows, heating, and insulation.
  • Limited Storage Built-ins: Smaller apartments often lack adequate built-in hallway or bedroom storage, which can quickly lead to clutter without careful organizational planning.
  • Service Charge Escalation: Buyers must review historical management company accounts to ensure service charges are not prone to sudden spikes or special assessments.
  • Sinking Fund Adequacy: In older developments, verify whether the management company holds sufficient reserves to cover major capital works like roof repairs or exterior painting.
  • Rental Cap Restrictions: If purchasing as an investment, buyers must check local Rent Pressure Zone regulations and verify if previous rental caps apply to this specific unit.
  • Resale Market Fluctuations: One-bedroom properties can sometimes experience higher liquidity fluctuations during broader economic downturns compared to three-bedroom family homes.
  • Third-Party Rules: Living in a managed development involves adhering to strict house rules regarding pets, noise, waste management, and common area usage.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly undervalued compared with the available evidence.
  • The asking price appears potentially modest compared to recent local sales figures, suggesting it could be positioned competitively to generate strong early interest from potential first-time buyers or investors looking at the wider neighbourhood.
  • Upward valuation signals stem from the highly desirable South Dublin location and mature development setting, whereas downward signals might be suggested by the compact floor area and a modest energy rating that could require future capital expenditure.
  • Supporting factors for this price point include robust regional demand and excellent transport connectivity, while potential market cooling, higher borrowing costs, or necessary interior modernisations could easily undermine sustained competitive bidding above this figure.
  • Additional relevance is found in the limited supply of similar sized units in prime coastal suburbs, making well-located apartments perennial targets for purchasers seeking accessibility despite modest overall square footage and configuration constraints.

Build Analysis

What we know from similar construction types

  • The property is a top-floor apartment with a floor area of 42 square meters, featuring one bedroom, one bathroom, a separate kitchen, and a living room with a fireplace.
  • As a top-floor apartment within a mature development, a buyer should investigate the condition of the roof space above, insulation levels, and potential signs of dampness or leaks.
  • Management company arrangements, annual service charges, and any planned capital expenditure or sinking fund balances for the upkeep of the building and communal gardens should be verified.
  • A surveyor should inspect the window seals, the functionality of the heating system, and compliance with current fire safety regulations for top-floor apartments.

Retrofit Cost*

Possible renovating / insulating expenditure

  • The property has a D1 BER rating, indicating that energy efficiency is below modern standards.
  • A deep retrofit to bring the apartment to a B rating or higher would involve upgrading attic insulation, installing high-performance double-glazed windows, upgrading the heating system, and potentially adding internal wall insulation.
  • Estimated deep retrofit costs for a 42 square meter apartment generally range from 15,000 to 25,000 euros, depending on the scope of works required and access considerations for a top-floor unit.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately 600 to 900 euro.
  • Explanation: Given the apartment size of 42 square meters and a D1 BER rating indicating moderate energy efficiency, heating demands will be moderate, but actual costs depend on the heating fuel type and individual usage habits.

Pollution Safe

9/10

Environmental situation to investigate

  • The area is primarily residential and established, appearing well removed from heavy industrial zones, major landfills, or active incinerators.
  • Any historical industrial legacy in the broader South Dublin region is distant, though standard environmental due diligence is always advised for peace of mind.

Flood Safe

8/10

Water overflow reports to follow up

  • The property is situated in an elevated top-floor setting within a mature inland development, reducing direct surface-water flood vulnerability at the unit level.
  • While general regional flood risk is low, buyers should consult official local authority flood maps to verify local drainage and surface water patterns.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 17 THE SYCAMORES, STRADBROOK HILL, BLACKROCK

    Sale date
    Declared sale price
    €455,000.00
  • 24 THE SYCAMORES, STRADBROOK HILL, BLACKROCK

    Sale date
    Declared sale price
    €280,000.00
  • 24 THE SYCAMORES, STRADBROOK HILL, BLACKROCK

    Sale date
    Declared sale price
    €285,000.00

Recent sales in the wider Stradbrook Hill area

  • 22 AVONDALE LAWN, BLACKROCK, CO DUBLIN

    Sale date
    Declared sale price
    €980,000.00
  • 7 ARDMEEN PARK, BLACKROCK, DUBLIN

    Sale date
    Declared sale price
    €975,000.00
  • EVERGREEN, 7 GROVE LAWN, BLACKROCK

    Sale date
    Declared sale price
    €1,350,000.00
  • 25 WOODBINE PARK, BLACKROCK, DUBLIN

    Sale date
    Declared sale price
    €930,000.00
  • 111 GALLOPING GREEN, STILLORGAN RD, BLACKROCK

    Sale date
    Declared sale price
    €525,000.00

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 percent of the purchase price, amounting to 3,200 euro.
  • Solicitor legal fees: approximately 1,500 to 2,500 euro plus outlay and VAT.
  • Land registration fees: approximately 175 to 700 euro depending on the registration type.
  • Property valuation fees: approximately 150 to 250 euro.
  • Surveyor fees: approximately 400 to 800 euro for a standard apartment survey.
  • Annual home insurance: approximately 300 to 600 euro per year.

Forum Talk

What people are saying about this area

  • Residents in the Blackrock and Monkstown areas frequently discuss the excellent convenience of local amenities, parks, and coastal walking routes.
  • Transport connectivity via local bus services and nearby DART stations is a common topic of positive discussion among commuters.
  • Local community forums often highlight the maturity and quiet atmosphere of residential developments surrounding Stradbrook Hill.
  • Discussions regarding local infrastructure occasionally touch on peak-time traffic management around Deansgrange and Blackrock.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    With only one bedroom and a floor area of 42 square metres, this top-floor apartment lacks the space and multiple bedrooms required for young children.

    3/10
  • Teenagers

    A single-bedroom property of 42 square metres is far too small to comfortably accommodate teenagers who require their own private living space.

    2/10
  • Multi-generational Living

    The compact one-bedroom, one-bathroom layout offers no privacy or room for multi-generational living arrangements.

    1/10
  • Single Buyers

    This top-floor apartment provides an ideal footprint and location for single buyers looking for an affordable entry into a convenient South Dublin area.

    10/10
  • Couples

    While the location is fantastic for couples, the single-bedroom layout might feel a bit cramped for two people long-term.

    6/10
  • Empty Nesters

    The manageable apartment size and lower maintenance appeal well to empty nesters looking to downsize in a mature setting, though it is on the top floor.

    7/10
  • Retirees

    The apartment is on the top floor, and buyers should verify if there is lift access, as stairs could pose challenges for retirees over time.

    5/10

Work

3 areas
  • Remote Working

    The one-bedroom layout means working from home would likely require using the living room space, as there is no dedicated home office.

    6/10
  • Hybrid Commuting

    Excellent transport links via Dublin Bus, DART, and mainline rail from Blackrock and Dún Laoghaire make hybrid commuting straightforward.

    9/10
  • Retired

    Convenient for retirement in terms of maintenance, but buyers should check for lift access to this top-floor unit.

    6/10

Practical

8 areas
  • Ageing in Place

    Being a top-floor apartment without a confirmed elevator presents potential accessibility challenges for ageing in place.

    4/10
  • Low Maintenance

    At 42 m² with communal grounds managed by a development upkeep scheme, this property offers a low-maintenance lifestyle.

    9/10
  • Secure Gated Entry

    The listing highlights a mature and well-maintained development, but buyers should verify specific security features such as gated entry.

    5/10
  • Minimalist Design

    The compact, efficient layout lends itself naturally to a clean, minimalist design approach.

    8/10
  • Flexible Floor Plans

    With a fixed one-bedroom apartment structure spanning 42 m², there is very little room for flexible layout alterations.

    4/10
  • Heritage Home

    This is a standard modern apartment development rather than a period or heritage property.

    2/10
  • Ecological Setup

    The D1 BER rating indicates that energy efficiency has room for improvement, and buyers may wish to explore upgrades.

    3/10
  • Outdoor areas

    While there is no private outdoor space attached directly to the apartment, residents benefit from beautifully landscaped communal gardens.

    6/10

Interests

9 areas
  • Gardening

    As a top-floor apartment, there is no private garden, though residents can enjoy the beautifully landscaped communal grounds.

    3/10
  • Walking

    The surrounding area and nearby coast provide plenty of attractive opportunities for walking and outdoor relaxation.

    8/10
  • Gym

    There is a wide choice of nearby leisure facilities and gyms available to cater to fitness enthusiasts.

    8/10
  • Cycling

    The established South Dublin location offers good connectivity to surrounding areas, making cycling a viable option for local trips.

    7/10
  • Golf

    The wider area offers a wide choice of golf courses, making it a convenient spot for golf enthusiasts.

    8/10
  • Fishing

    While coastal proximity allows for sea fishing access nearby, the property itself is situated in a standard residential suburb.

    4/10
  • Horse Riding

    Equestrian facilities are generally limited in this built-up suburban environment, requiring travel further afield.

    4/10
  • Water Sports

    Proximity to Dún Laoghaire and the coast ensures excellent access to sailing and various water sports.

    8/10
  • Entertaining

    The generous living room offers some space, but the overall 42 m² apartment size limits the capacity for hosting large groups.

    4/10

Lifestyle

5 areas
  • Rural Living

    Located in Blackrock, Dublin, this property is firmly suburban and urban rather than rural.

    1/10
  • Quiet Living

    Set within a mature and well-maintained development surrounded by landscaped communal gardens, it offers a relatively peaceful residential atmosphere.

    7/10
  • Village Living

    Proximity to nearby areas like Monkstown, Deansgrange, and Blackrock provides a distinct village feel with local shops and cafés.

    8/10
  • Coastal Living

    The coastal towns of Blackrock and Dún Laoghaire are within easy reach, offering great access to the sea and marine amenities.

    8/10
  • Urban Living

    Strong transport links, including bus, DART, and mainline rail, combined with nearby amenities, make this a convenient urban-suburban location.

    8/10

Social

6 areas
  • Community Involvement

    Mature developments like Stradbrook Hill often foster a quiet community spirit, though apartment living is typically less integrated than neighborhood housing.

    6/10
  • Café Culture

    Monkstown, Blackrock, and Dún Laoghaire are all within easy reach, offering a vibrant selection of local cafés and eateries.

    8/10
  • Nightlife

    A good selection of local pubs and restaurants are nearby, with straightforward public transport access into broader Dublin nightlife.

    7/10
  • Health/Wellness groups

    The abundance of local leisure facilities, gyms, and local clubs supports participation in various wellness groups.

    8/10
  • Networking Opportunities

    The South Dublin location provides good connectivity to professional hubs and business networks across the city.

    7/10
  • Tech-Hub Connectivity

    Transport links offer reasonable access to Dublin's major employment and tech centers, though broadband speeds should be independently verified.

    7/10

Listing information

Agent
Doran Estates Auctioneers & Property Management
Phone
01 465 9777
Published on HouseDelve
20 September 2026
Correction
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Property reference: HD-BB9C80HouseDelve · 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.