
4 Belarmine Place, Stepaside, Dublin 18D18H922
€375,000
2 Bed~2 Bath~66 m²~BER B3
What you'll like:
- Private own-door entrance: Enjoy independent access directly from the exterior without sharing a communal hallway, enhancing your daily privacy and security as a homeowner.
- Desirable B3 BER: Benefit from a strong energy rating that may qualify you for green mortgage rates and ensures lower heating bills throughout the winter months.
- Generous floor area: Spread out comfortably across sixty-six square meters of well-proportioned living space designed to maximize both functionality and aesthetic appeal for modern lifestyles.
- Top floor living privacy: Experience a bright and quiet environment with principal accommodation arranged on the top level, eliminating any overhead footsteps from neighbors.
- Open-plan living layout: Entertain guests effortlessly in the expansive combined kitchen, dining, and living area that promotes a contemporary and socially connected domestic atmosphere.
- Private outdoor balcony: Relax outdoors on your own west and north-west facing balcony, which provides wonderful afternoon and evening sunlight for unwinding after a long day.
- Master en suite bathroom: Indulge in the convenience of a private master bathroom attached to the main bedroom, offering added privacy and reducing morning household queues.
- Flexible second bedroom: Adapt the well-proportioned second bedroom easily to suit your changing needs as a dedicated home office, guest room, or personal nursery space.
- Exceptional internal storage: Keep your living areas clutter-free thanks to two dedicated hallway storage rooms and a practical hot press providing abundant organizational capacity.
- Gas-fired central heating: Stay warm reliably with a responsive gas central heating system that heats the apartment quickly and allows for precise indoor temperature control.
- Double-glazed windows: Enjoy a quieter indoor environment and improved thermal retention thanks to fitted double glazing that helps block out external neighborhood sounds.
- Designated parking included: Park with confidence knowing you have a dedicated parking space directly outside your property complemented by convenient additional on-street parking options.
- Green area proximity: Appreciate the scenic views and immediate access to an adjacent open green space located directly to the left of the property boundary.
- Convenient local plaza: Access everyday essentials within minutes at the nearby Belarmine Plaza featuring a market food store, pharmacy, café, and medical centre.
- On-site public transport: Catch the 47 bus route operating directly from within the development for seamless connections to the Luas, UCD, and Dublin city centre.
- Close to Luas tram: Walk approximately fifteen minutes to reach the nearest Luas stop, providing reliable and frequent rail transit access into the heart of the capital.
- Short M50 drive: Commute across the city and beyond with ease thanks to the nearby M50 motorway access point located just a short drive away.
- Retail hubs nearby: Enjoy premier shopping and dining options within easy reach at both the Dundrum Town Centre and Leopardstown Shopping Centre retail destinations.
- Outdoor recreation access: Spend weekends exploring Fernhill Gardens located directly opposite the development alongside nearby golf courses, parks, and local sports clubs.
- Family friendly schooling: Benefit from proximity to a strong selection of established local national and secondary schools catering well to families with growing children.
But keep in mind:
- Stairs requirement: Navigate multiple flights of stairs daily from the first-floor entrance to the top-floor living areas, which might present mobility challenges over time.
- Management company fees: Budget for ongoing annual service charges and maintenance fees associated with the development, which are mandatory and subject to future increases.
- Single second bedroom: Note that the second bedroom is a compact single room, limiting its versatility for long-term double-occupancy sleeping arrangements or family expansion.
- West northwest exposure: Verify whether the balcony receives adequate direct sunlight during colder months, as the west and north-west orientation can limit morning solar gain.
- External maintenance reliance: Depend entirely on the owners management company for common area upkeep, exterior repairs, and estate landscaping without direct personal control.
- Parking enforcement rules: Check the specific regulations and visitor clamping policies governing the designated and on-street parking spaces within the busy residential development.
- Peak traffic congestion: Anticipate potential rush-hour delays on local access roads and surrounding junctions when commuting via car during peak morning and evening times.
- Walk to Luas duration: Consider that the fifteen-minute walk to the Luas tram stop may feel less convenient during inclement weather conditions or late-night returns.
- Shared development amenities: Be aware that local playgrounds, crèches, and plazas can attract high foot traffic and noise levels during peak daytime and weekend hours.
- Leasehold legal terms: Investigate the exact lease length, ground rent obligations, and specific covenants attached to the apartment title during your legal conveyancing process.
- Sound insulation levels: Check the acoustic separation between adjoining properties to ensure that neighboring noise does not impact your peace and quiet at home.
- Refuse disposal logistics: Locate the communal bin facilities for the development and verify how waste management and recycling systems are organized for residents.
- Sinking fund adequacy: Review the financial health of the management company to ensure the sinking fund is properly funded for major future roof or structural repairs.
- Storage access design: Inspect the layout of the internal storage rooms to ensure they accommodate bulky items like bicycles, suitcases, and large sports equipment comfortably.
- Ventilation and humidity: Inspect the bathrooms and kitchen areas carefully to confirm that adequate mechanical extractors are installed and preventing condensation and mold issues.
- Window cleaning logistics: Clarify whether exterior window cleaning for the top-floor level is included in your service charges or requires private contractor arrangement.
- Pet policy restrictions: Review the development house rules to verify if keeping domestic pets is restricted or subject to specific management company approval guidelines.
- EV charging availability: Investigate whether electric vehicle charging infrastructure is currently installed or planned for the designated parking spaces within the development area.
- Broadband speed limits: Confirm the maximum available fiber broadband speeds and network provider options at this specific address to support remote working needs.
- Future local development: Inquire about any planned future construction phases or surrounding zonings in the wider Stepaside area that could impact local views or traffic.
Price positioning
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- The asking price appears attractively positioned relative to historical transactions for apartments of similar size within the immediate development, suggesting potential value for prospective buyers seeking an entry point into this popular residential location.
- Upward valuation signals are supported by strong local amenities, a favourable energy rating, and convenient transport links, though varying transaction benchmarks on the same street indicate that final realized prices can fluctuate significantly depending on exact configuration.
- Market demand for well-connected suburban properties could easily push competitive bidding beyond the initial asking price, whereas broader economic shifts or rising interest rates might moderate aggressive upward pressure on final sale outcomes.
- Overall, the quoting figure reflects a realistic baseline for a two-bedroom property of this floor area, balancing current regional market trends against comparable historical sales data without appearing overly inflated.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom, two-bathroom duplex apartment extending to approximately 66 square metres with a private own-door entrance arranged over the first and top floors.
- Features gas-fired central heating and double-glazed windows, contributing to the B3 energy rating.
- A buyer should verify the management company structure, annual service charges, and what communal maintenance or building insurance policies are covered for the development.
- It is advisable to check compliance regarding fire safety standards between floors and units, as well as the condition and maintenance history of the private west/north-west facing balcony.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 euro to 1,100 euro.
- This estimate reflects the 66 square metre floor area and a B3 energy rating, which indicates good thermal efficiency for the gas-fired central heating system.
Pollution Safe
9/10Environmental situation to investigate
- The development is situated in a suburban residential foothills setting away from heavy industrial zones or major incinerator facilities.
- No notable legacy industrial pollution or active landfill sites are apparent in the immediate vicinity, though standard local environmental checks are recommended.
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
88 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €620,000.00
35 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €655,000.00
52 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €375,000.00
68 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €591,000.00
90 BELARMINE PLACE, STEPASIDE DUBLIN 18, DUBLIN
- Sale date
- Declared sale price
- €365,000.00
Recent sales in the wider Stepaside area
38 THE RECTORY, ENNISKERRY ROAD, STEPASIDE
- Sale date
- Declared sale price
- €433,000.00
69 CHERRINGTON RD, SHANKILL, DUBLIN 18
- Sale date
- Declared sale price
- €735,000.00
68 GLENCAIRN LAWN, THE GALLOPS, LEOPARDSTOWN DUBLIN 18
- Sale date
- Declared sale price
- €1,086,000.00
49 THE ELMS, PARK VIEW, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €336,500.00
16 FERNCARRIG RISE, FERNLEIGH, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €710,000.00
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
4 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €281,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately 1 percent of the purchase price for properties under 1 million euro, translating to about 3,750 euro.
- Solicitor legal fees: Generally range from 1,500 euro to 3,000 euro plus outlay and VAT.
- Land registration fees: Typically around 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: Usually between 150 euro and 250 euro.
- Surveyor fees: Generally range from 300 euro to 600 euro depending on the level of detail required.
- Annual home insurance: Estimated between 350 euro and 600 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of the 47 bus route operating directly from the Belarmine development for commuting toward the city centre and Luas.
- The local amenities at Belarmine Plaza, including the food store, pharmacy, and cafes, are frequently praised on community forums for day-to-day convenience.
- Proximity to Fernhill Gardens and Marlay Park is often noted by locals as a major benefit for outdoor recreation and weekend walks.
- Discussions regarding traffic around Stepaside Village and the approach to the M50 during peak hours occasionally appear in local resident groups.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The apartment has two bedrooms and a playground nearby in the development, though apartment living with stairs and limited private garden space may present some practical challenges for young families.
- Teenagers5/10
With two bedrooms and a compact floor area of 66 sqm, space is somewhat limited for growing teenagers, but the proximity to public transport and local amenities provides good independence.
- Multi-generational Living2/10
A two-bedroom apartment of 66 sqm distributed across first and top floors lacks the necessary space and independent living zones required for multi-generational households.
- Single Buyers9/10
This two-bedroom, two-bathroom own-door apartment offers an ideal layout for a single buyer looking for a manageable home with a home office option and great local conveniences.
- Couples9/10
An excellent fit for couples, offering a spacious open-plan living area, a master en-suite, and a second bedroom suitable for guests or a home office.
- Empty Nesters7/10
The property provides low-maintenance living with a private entrance, though buyers should note that the accommodation is arranged over the first and top floors with internal stairs.
- Retirees6/10
While convenient to local shops, a medical centre, and public transport, retirees should consider that the property is located on the first and top floors, which involves stairs.
Work
3 areas- Remote Working9/10
The second bedroom offers ideal flexibility as a dedicated home office, complemented by good interior storage and a bright living environment.
- Hybrid Commuting8/10
Well connected with the 47 bus route operating from within the development to the Luas, N11, and city centre, alongside a short drive to the M50.
- Retired7/10
Convenient access to local medical facilities, a pharmacy, and community amenities makes daily life straightforward for retirees.
Practical
8 areas- Ageing in Place4/10
The property is arranged over the first and top floors with private entry stairs, which may present accessibility challenges later in life.
- Low Maintenance9/10
As an apartment extending to 66 sqm with no private garden upkeep required, maintenance is minimal.
- Secure Gated Entry3/10
The property features a private own-door entrance but is not part of a secure gated complex.
- Minimalist Design8/10
The open-plan living, dining, and kitchen layout lends itself well to a modern, uncluttered aesthetic.
- Flexible Floor Plans7/10
The second bedroom provides flexibility to function as either a single bedroom, guest room, or home office.
- Heritage Home1/10
This is a modern apartment within a contemporary residential development rather than a period or heritage property.
- Ecological Setup7/10
The property benefits from a respectable B3 BER rating, indicating good energy efficiency.
- Outdoor areas5/10
Features a private west/north-west facing balcony and access to nearby green spaces and Fernhill Gardens, though lacks a private ground-level garden.
Interests
9 areas- Gardening3/10
Outdoor space is limited to a private west/north-west facing balcony, offering minimal opportunity for traditional gardening beyond container planting.
- Walking9/10
Fernhill Gardens is located directly opposite, and the surrounding foothills and local walkways offer exceptional opportunities for walking.
- Gym8/10
There is a gym located within the Belarmine development plaza, providing extremely convenient fitness options.
- Cycling7/10
The area offers good road connections and access to nearby suburbs, though cyclists should account for the suburban elevation.
- Golf8/10
Stepaside Golf Course is located nearby, along with other regional sporting facilities.
- Fishing2/10
The immediate location is suburban and does not feature notable local fishing amenities.
- Horse Riding5/10
Proximity to the Dublin foothills provides some access to regional equestrian facilities further up the mountain.
- Water Sports2/10
The location is landlocked in a suburban residential setting away from major water sports venues.
- Entertaining7/10
The large open-plan kitchen, dining, and living area combined with a private balcony provides a great space for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular residential development with a private own-door entrance and a green area adjacent, offering a generally peaceful suburban environment.
- Rural Living3/10
Located in an established suburban development close to amenities, transport, and commercial centres rather than a rural setting.
- Village Living9/10
Belarmine Plaza and nearby Stepaside Village offer a fantastic community feel with local shops, restaurants, and a pharmacy right on the doorstep.
- Coastal Living2/10
The property is situated inland in the foothills of Dublin, far from coastal amenities.
- Urban Living6/10
While suburban in character, the location benefits from direct bus connections, proximity to the Luas, and easy access to Dublin city centre.
Social
6 areas- Community Involvement8/10
The Belarmine development features an active community centre, playground, and local plaza fostering strong neighbourhood engagement.
- Café Culture7/10
Belarmine Plaza includes a local café and restaurant, with further dining options available in Stepaside and Sandyford villages.
- Nightlife4/10
Local options are largely neighborhood-focused with a local restaurant and pub amenities, requiring travel to nearby towns or the city centre for extensive nightlife.
- Health/Wellness groups8/10
The presence of a local medical centre, pharmacy, gym, and nearby parks supports an active wellness routine.
- Networking Opportunities6/10
Proximity to Sandyford Business District and tech hubs provides good professional networking potential for commuters.
- Tech-Hub Connectivity8/10
Excellent transport links to the nearby Sandyford business and technology hub.
Listing information
- Agent
- Clare Connolly Estate Agents
- Phone
- 01 216 4724
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-1EAD66HouseDelve · 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.