35 The Sycamores, Stradbrook Hill, Blackrock, DublinA94WA07
€320,000
1 Bed~1 Bath~42 m²~BER D1
What you'll like:
- Prime South Dublin Location: Situated near Blackrock, Monkstown, and Dun Laoghaire, offering exceptional long-term capital preservation and high rental demand.
- Convenient Transport Links: Close proximity to Dublin Bus routes and DART services provides fast, reliable commuting options into Dublin city centre.
- Abundant Local Amenities: Excellent access to shops, cafes, restaurants, and leisure facilities ensures a highly convenient lifestyle for residents.
- Outdoor Recreational Access: Surrounded by nearby coastal walks, sailing clubs, and parks, making it ideal for active lifestyles and weekend relaxation.
- Top-Floor Privacy: Positioned on the top floor, eliminating overhead foot traffic noise and enhancing overall natural light levels.
- Mature Landscaped Grounds: Set within well-maintained communal gardens that provide an attractive, peaceful green environment right outside your front door.
- Bright Layout Design: Features a well-proportioned interior layout that maximizes space and natural illumination throughout the primary living quarters.
- Generous Living Room: Includes a spacious living area measuring approximately 5.94m by 3.04m, complete with a cozy feature fireplace.
- Separate Kitchen Space: Benefits from a distinct kitchen room rather than an open-plan studio layout, reducing cooking odor spread.
- Functional Kitchen Tiling: Features practical tiled flooring and splashbacks in the kitchen area, ensuring easy cleaning and maintenance for occupants.
- Spacious Double Bedroom: Offers a comfortable double bedroom measuring roughly 4.27m by 2.37m with adequate room for freestanding storage.
- Established Development: Located in a mature residential setting with an established community feel, avoiding the disruption of active major construction sites.
- Stable Asking Price: The recorded asking price has remained stable at 320000 euros without erratic fluctuations, suggesting a straightforward vendor approach.
- Entry-Level Affordability: Presents an accessible entry point into the lucrative South Dublin property market for first-time buyers or investors.
- Strong Rental Potential: The one-bedroom format in a sought-after coastal suburb guarantees high tenant interest and attractive potential rental yields.
- Manageable Floor Area: The compact 42 square metre size translates to lower utility bills and minimal time required for routine housekeeping.
- Proximity to Deansgrange: Walking distance to local conveniences in Deansgrange adds everyday errands convenience without needing a car.
- Recreational Variety: Surrounding areas boast numerous golf clubs, rugby pitches, and gyms, catering to diverse athletic and social interests.
- Natural Light Exposure: Top-floor elevation typically ensures superior sunlight penetration compared to lower-ground apartments in the same block.
- Clear Room Dimensions: Specific room measurements provided in the description assist buyers in planning furniture layouts prior to closing.
But keep in mind:
- Subpar BER Rating: Holds a D1 energy rating, which indicates poor thermal efficiency and signals that substantial upgrades will be required.
- High Retrofitting Costs: Improving the D1 energy rating to a modern standard will demand significant capital investment in insulation and heating.
- Compact Total Area: Measuring only 42 square metres, the property offers limited storage capacity and could feel cramped over time.
- Untested Building Services: The selling agents explicitly note they have not tested any apparatus or services, requiring independent professional verification.
- Potential Heating Expenses: Poor energy performance could lead to high monthly heating bills during colder winter months for occupants.
- Top-Floor Stair Access: Being a top-floor apartment means daily stair climbing, which could become burdensome without elevator access.
- Compact Kitchen Dimensions: The kitchen measures just 2.08m by 1.67m, resulting in very restricted counter space and limited cabinetry storage.
- Single Bathroom Integration: Features only one combined bathroom, which may lack convenience if hosting guests or during busy morning routines.
- Management Company Fees: As an apartment development, buyers must budget for ongoing annual service charges and potential special levies.
- Limited Expansion Potential: The fixed apartment footprint prevents future physical extensions or structural alterations to increase living space.
- Communal Parking Uncertainty: Parking arrangements within the development require investigation to confirm assigned spaces and visitor parking rules.
- Unaltered Asking Price: The stagnant asking price history of 320,000 euros provides no immediate indication of vendor flexibility or motivation.
- Lack of Private Outdoor Space: The listing mentions communal gardens but highlights no private balcony or terrace for exclusive outdoor use.
- Fixtures Sold As Seen: Because fixtures and fittings are unwarranted by the agent, buyers carry the risk of immediate appliance replacements.
- Floor Plan Discrepancies: The agent warns that floor plans are illustrative only, meaning actual dimensions and scale must be independently verified.
- Acoustic Insulation Risks: Older apartment structures can sometimes suffer from sound transfer between adjacent units, requiring thorough inspection.
- Roof Maintenance Exposure: Top-floor units are directly beneath the roof structure, making them potentially vulnerable to attic leaks or insulation faults.
- Complex Leasehold Covenants: Buyers must carefully review management rules regarding pets, sub-letting, and structural modifications before purchasing.
- Declining Building Efficiency: A D1 rating falls far below modern building regulations, potentially impacting future resale value and market liquidity.
- Mandatory Professional Survey: The explicit recommendation by the agent to engage a surveyor underscores the necessity of uncovering hidden structural defects.
Price positioning
?
- The asking price appears somewhat undervalued or aggressively positioned relative to recent local market activity, potentially utilizing an entry-level pricing strategy to attract multiple interested buyers and generate competitive bidding.
- Valuation signals show a compact forty-two square meter layout with a D1 energy rating, which contrasts with higher achieved figures nearby and might indicate necessary upgrades to reach contemporary efficiency standards.
- Support for this price level stems from the highly desirable South Dublin location near Blackrock and local transport links, though the lower BER rating and top-floor apartment format could undermine sustained buyer demand without investment.
- The recorded asking-price history displays a steady stance at three hundred and twenty thousand euros with no adjustments, reflecting a confident initial marketing approach by the agent within a dynamic regional property sector.
Build Analysis
What we know from similar construction types
- The property is a top-floor apartment with a floor area of approximately 42 square metres, featuring one bedroom and one bathroom.
- Being a top-floor unit, a buyer should investigate the condition of the roof structure, ceiling insulation, and potential issues regarding roof leaks or thermal bridging.
- Given the D1 BER rating, a buyer should look into the efficiency of the heating system, window glazing, and overall thermal performance.
- As it is part of a mature development, a buyer or their surveyor should review the management company's records, annual service charges, and any planned future capital expenditures for communal maintenance.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost ranges from 25,000 to 45,000 euros to achieve a BER rating of B2 or higher.
- Reasoning: The property currently holds a D1 BER rating and has a compact floor area of 42 square metres. Upgrades would likely require external or internal wall insulation where permissible, attic insulation enhancement, window and exterior door replacements, and potentially the installation of a more energy-efficient heating system such as a heat pump, keeping in mind the structural and management restrictions typically associated with apartment complexes.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 600 to 900 euro.
- This estimate is based on the compact 42 square meter floor area and the D1 BER rating, which indicates moderate energy efficiency and potential for higher heat loss compared to modern builds.
Pollution Safe
9/10Environmental situation to investigate
- The surrounding Blackrock and Stradbrook area is primarily residential and established, showing no apparent immediate proximity to heavy industrial plants, active major incinerators, or large modern landfills.
- Any historical industrial sites or legacy concerns in the broader South Dublin coastal region are generally distant or remediated, though buyers should verify local environmental records for complete peace of mind.
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
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
APT 15 THE SYCAMORES, STRADBROOK HILL, BLACKROCK
- Sale date
- Declared sale price
- €275,000.00
Recent sales in the wider Stradbrook Hill area
DAWSON LODGE, CROSS AVE, BLACKROCK
- Sale date
- Declared sale price
- €2,300,000.00
18 SHANDON PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €960,000.00
2 MOUNTBROOK, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €475,000.00
APT 3 FRASCATI HALL, SWEETMANS AVE, BLACKROCK
- Sale date
- Declared sale price
- €550,000.00
1A ARDMEEN PARK, BLACKROCK, COUNTY DUBLIN
- Sale date
- Declared sale price
- €1,000,000.00
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: €3,200 — 1% of €320,000.
?
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 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1000 euro for a structural pre-purchase survey.
- Annual home insurance: approximately 300 to 600 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living near the borders of Blackrock, Monkstown, and Deansgrange, highlighting the strong community feel and accessibility to local amenities.
- Local forums often note the reliable transport links, particularly the proximity of DART stations in Blackrock and Dún Laoghaire alongside regular Dublin Bus routes.
- Discussions regarding the Stradbrook area often mention the peaceful, mature landscaping of local developments and their popularity among first-time buyers and downsizers alike.
- Community groups frequently highlight the wide array of nearby sports clubs, coastal walking routes, and leisure facilities as major lifestyle perks for the wider neighbourhood.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
With a floor area of only 42 m² and a single bedroom, this top-floor apartment lacks the space and multiple bedrooms required to comfortably accommodate young children.
- Teenagers2/10
A one-bedroom apartment of 42 m² provides virtually no privacy or independent living space for teenagers.
- Multi-generational Living1/10
The property features only one bedroom and a compact layout, making multi-generational living impossible.
- Single Buyers9/10
This bright top-floor one-bedroom apartment is ideally sized and located for single buyers entering the South Dublin property market at an asking price of €320,000.
- Couples7/10
While it offers a manageable and convenient home for a couple starting out, the 42 m² floor area and single bedroom may feel restrictive over time.
- Empty Nesters8/10
The apartment offers a manageable, low-maintenance footprint for empty nesters looking to downsize in a mature and well-connected location, though buyers should verify stair access for the top-floor setting.
- Retirees6/10
The location near Blackrock and Dún Laoghaire with good amenities suits retirees, but being a top-floor apartment without an elevator (buyers should verify) might present accessibility challenges for ageing in place.
Work
3 areas- Remote Working6/10
The apartment has a generous living room that can accommodate a desk setup, but the lack of a second bedroom means remote workers must share living spaces.
- Hybrid Commuting9/10
With Dublin Bus, DART, and mainline rail services available from Blackrock and Dún Laoghaire, hybrid commuting into Dublin city centre is exceptionally well catered for.
- Retired7/10
The mature development and accessible amenities suit retirement, though buyers should verify if elevator access is available to the top floor.
Practical
8 areas- Ageing in Place4/10
Being a top-floor apartment, ageing in place may be challenging unless elevator access is present, which buyers should verify.
- Low Maintenance9/10
A 42 m² top-floor apartment inherently offers a low-maintenance lifestyle with external maintenance managed by the development.
- Secure Gated Entry5/10
The listing notes a mature and well-maintained development, but buyers should investigate whether secure gated entry is a feature of the property.
- Minimalist Design8/10
The compact layout and apartment format naturally lend themselves to minimalist design and efficient living.
- Flexible Floor Plans4/10
With a fixed 42 m² layout comprising a single bedroom, living room, separate kitchen, and bathroom, flexibility is limited.
- Heritage Home3/10
The property is a standard apartment within a mature development rather than a period heritage home, though the D1 BER rating suggests energy upgrades may be worth investigating.
- Ecological Setup4/10
With a D1 BER rating, the property's energy efficiency is moderate, and buyers might want to investigate potential eco-friendly upgrades.
- Outdoor areas6/10
While there is no private garden, the development is surrounded by beautifully landscaped communal gardens for residents to enjoy.
Interests
9 areas- Gardening3/10
As a top-floor apartment, private gardening space is limited, though residents can enjoy the beautifully landscaped communal gardens.
- Walking9/10
The surrounding area and nearby coast provide plenty of opportunities for walking and relaxation.
- Gym8/10
There is a wide choice of leisure facilities and gyms nearby in the surrounding South Dublin area.
- Cycling7/10
The convenient location offers good connectivity to surrounding coastal and suburban cycle routes, though secure bike storage within the development should be verified.
- Golf8/10
The area offers a wide choice of golf clubs and sporting facilities close at hand.
- Fishing5/10
Proximity to the coast offers some local fishing opportunities, though it is not the primary focus of the immediate suburban location.
- Horse Riding4/10
Equestrian facilities are generally limited in this heavily built-up suburban area.
- Water Sports8/10
Proximity to Dún Laoghaire and the coast provides excellent access to sailing and various water sports.
- Entertaining5/10
The generous living room (5.94m x 3.04m) allows for some hosting, but the overall 42 m² size and single bedroom limit large-scale entertaining.
Lifestyle
5 areas- Quiet Living7/10
Set within a mature and well-maintained development surrounded by beautifully landscaped communal gardens, the property offers a peaceful residential environment.
- Rural Living1/10
Located in Blackrock, South Dublin, the setting is thoroughly suburban rather than rural.
- Village Living8/10
Proximity to Monkstown, Deansgrange, and Blackrock villages provides a strong village-style community feel with local shops and cafés within easy reach.
- Coastal Living8/10
The property is within easy reach of Blackrock and Dún Laoghaire, offering excellent access to the coast and seaside amenities.
- Urban Living7/10
With Dublin Bus services close by, DART and mainline rail services from Blackrock and Dún Laoghaire, and convenient access to South Dublin hubs, urban connectivity is strong.
Social
6 areas- Community Involvement7/10
The mature Stradbrook Hill development and surrounding established neighborhoods offer good opportunities for community engagement.
- Café Culture9/10
Monkstown, Blackrock, and surrounding villages offer a vibrant and thriving café and restaurant culture.
- Nightlife6/10
While local pubs and restaurants are available in nearby Blackrock and Dún Laoghaire, heavier nightlife requires traveling further into Dublin city centre.
- Health/Wellness groups8/10
Proximity to local leisure facilities and clubs supports participation in various health and wellness groups.
- Networking Opportunities7/10
The South Dublin location provides good access to professional networking hubs and transport links into the capital.
- Tech-Hub Connectivity8/10
Excellent rail and bus links make commuting to Dublin's major tech and business districts straightforward.
Listing information
- Agent
- Doran Estates Auctioneers & Property Management
- Phone
- 01 465 9777
- Current status
- active
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-BB9C80HouseDelve · 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.