4 Embassy Court , Ballsbridge, Dublin 4
€925,000
2 Bed~2 Bath~94 m²~BER C
What you'll like:
- Prestigious Dublin 4 address: Located in an elite neighbourhood near Ballsbridge and Sandymount, ensuring strong long-term capital preservation and a highly desirable urban lifestyle.
- Southwest facing patio: Enjoys an optimal orientation that floods the outdoor al fresco dining space with desirable afternoon and evening sunlight.
- Two designated parking spaces: Features rare double parking provision within a prime inner-urban development where secure vehicle storage commands a significant premium.
- Private lower ground storage: Includes a dedicated external storage room, providing crucial extra space for bulky items outside the main apartment floor plan.
- High specification interior: Outfitted with luxury finishes, sophisticated recessed coloured mood lighting, and quality fittings that reduce the need for immediate cosmetic upgrades.
- Dual bathroom configuration: Comprises a main bathroom alongside a private master en-suite, maximizing privacy and convenience for residents and visiting guests.
- Generous floor area: Spans a well-proportioned ninety-four square metres, offering comfortable room sizes that exceed typical two-bedroom apartment dimensions in this urban zone.
- Separate enclosed kitchen: Features a dedicated cooking zone equipped with modern appliances, keeping culinary odours and noise separate from the main living spaces.
- Gated development security: Situated within a private enclave that offers enhanced physical security, restricted access, and greater privacy for discerning occupants.
- Walkable local amenities: Positioned within easy reach of fashionable restaurants, artisan cafés, and local convenience stores, supporting a vibrant walk-to-work lifestyle.
- Proximity to city centre: Offers rapid public transport and cycling access to Dublin’s central business district, making daily commuting efficient and straightforward.
- Established residential standard: Maintained to a high standard within a sought-after development, appealing strongly to affluent downsizers and professional executives alike.
- Turnkey furnished option: Offered with high-quality furnishings included, presenting a seamless moving process for buyers seeking an immediate city residence.
- Stable asking price: Maintained at a steady nine hundred twenty-five thousand euros without recent reductions, indicating seller confidence in the current market valuation.
- Strong rental demand: Located in a prime corporate and diplomatic catchment area, suggesting excellent potential gross yields for future buy-to-let investors.
- Green spaces nearby: Close proximity to local parks and coastal walks provides ample recreational opportunities without sacrificing central urban convenience.
- Efficient room flow: Features a welcoming entrance hallway that logically distributes access to all living quarters without wasting valuable square footage on corridors.
- Natural light optimization: Large window openings and the sunny aspect ensure bright, uplifting interior spaces throughout the typical daylight hours.
- Quiet enclave setting: Positioned away from heavy arterial traffic noise despite its central location, ensuring a peaceful domestic environment day and night.
- Resale liquidity: Properties in this specific postal district historically maintain robust liquidity due to perennial high demand from affluent owner-occupiers.
But keep in mind:
- Moderate BER rating: Achieves a C energy efficiency rating, which may lead to higher heating bills and necessitates future insulation upgrades to meet modern standards.
- Potential energy retrofit costs: Upgrading the property from a C rating to a superior BER band could require substantial capital expenditure on windows or heating systems.
- Significant capital outlay: The nine hundred twenty-five thousand euro asking price demands substantial mortgage sizing or heavy equity deployment, increasing financial exposure.
- Management company fees: Ownership within a managed gated development involves ongoing annual service charges that will permanently impact the homeowner's monthly budget.
- Service charge inflation: Annual maintenance fees for common areas, security gates, and elevators are prone to above-inflation increases over the long term.
- Sinking fund contributions: Buyers should investigate upcoming capital expenditure plans and potential special levies for major structural repairs within the development.
- Apartment density living: Close proximity to neighbours involves shared structural walls and common hallways, introducing potential noise transmission and communal living compromises.
- Lack of private garden: While the patio is a bonus, the absence of a true private lawn area limits outdoor options for serious gardeners or pet owners.
- Elevator dependence risk: Depending on the exact floor placement within the block, reliance on lifts creates accessibility vulnerabilities during routine maintenance or mechanical breakdowns.
- Strict estate covenants: Living in a managed development often entails restrictive rules regarding pet ownership, structural alterations, and common area usage.
- Onshore tax implications: Prospective buy-to-let purchasers must factor in high stamp duty rates and residential zoning taxes applicable to urban investment properties.
- Visitor parking scarcity: While the unit has two designated spaces, guest parking within exclusive gated schemes is often severely limited for visiting friends.
- Stagnant asking price context: The lack of price movement since tracking began could reflect an inflexible seller unwilling to negotiate below the initial listing figure.
- Market valuation risk: Paying top tier prices for a C-rated apartment requires careful valuation assessment to ensure the purchase aligns with recent local comparables.
- Future retrofit disruption: Necessary works to improve the building energy rating could cause temporary noise, restricted access, and aesthetic disruption for residents.
- Complex leasehold terms: Buyers must carefully review lease length, ground rents, and apportionment of insurance costs through their legal representatives.
- Urban air quality factors: Central city locations near busy transit corridors can experience elevated levels of traffic-related air and noise pollution.
- Potential storage dampness: Lower ground floor storage rooms should be thoroughly inspected for moisture levels, ventilation quality, and security vulnerabilities.
- Limited structural adaptability: Internal layout changes are heavily constrained by apartment partition walls, concrete structures, and management company guidelines.
- Future development surround: Urban locations remain susceptible to nearby infill construction projects that could impact views, natural light, or local traffic flow.
Price positioning
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- The asking price appears somewhat undervalued relative to historical transactions within the same development, which indicate higher achieved amounts for units of comparable caliber in recent years.
- Under-valuation signals are reinforced by the inclusion of two designated parking spaces and private storage in a prime Dublin 4 location, features that typically command a considerable market premium.
- Support for this price point relies on strong buyer demand for gated developments in Ballsbridge, whereas potential overestimation risks stem from the moderate C energy rating requiring possible future upgrades.
- Additional relevant factors include the stable asking-price history with no recorded reductions, indicating seller confidence and limited near-term motivation to discount the asset below current expectations.
Build Analysis
What we know from similar construction types
- The property is an apartment located in a prestigious gated development in Dublin 4, featuring a south-west-facing patio and two designated parking spaces.
- Internal features include recessed coloured mood lighting, high-quality fittings, a separate kitchen, a master bedroom with an en-suite, and a private storage room on the lower ground floor.
- A buyer should investigate the management company structure, annual service charges, sinking fund provisions, and any planned major capital works for the development.
Heating cost*
Estimated expense to heat this property every year
- €1,200 to €1,600 per year.
- This estimate reflects a 94 square metre apartment with a C energy rating, assuming standard usage patterns and current energy tariffs.
Pollution Safe
9/10Environmental situation to investigate
- The location appears far removed from major heavy industrial sites, large modern landfills, or municipal waste incinerators.
- Any historical urban industrial activities in the wider district are generally well-monitored, though prospective buyers should verify local environmental reports for absolute peace of mind.
Flood Safe
6/10Water overflow reports to follow up
- The property is located in Ballsbridge within close proximity to both tidal and river flood zones associated with the River Dodder corridor.
- Mapping indicates that rare, extreme low-probability coastal and river flood models approach the immediate vicinity of the development.
- The inclusion of private lower-ground floor storage introduces a vulnerable area that warrants careful inspection regarding local groundwater or surface water accumulation.
The property is outside the mapped flood area. But the nearest mapped area is approximately 14 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
12 EMBASSY COURT, PRINCE OF WALES TERRACE, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €990,000.00
13 EMBASSY COURT, PRINCE OF WALES TERRACE, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €1,050,000.00
2 EMBASSY COURT, PRINCE OF WALES TERRACE, BALLSBRIDGE
- Sale date
- Declared sale price
- €875,000.00
14 EMBASSY COURT, PRINCE OF WALES TERRACE, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €2,100,000.00
9 EMBASSY COURT, PRINCE OF WALES TERRACE, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €1,030,000.00
Recent sales in the wider Ballsbridge 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: €9,250 — 1% of €925,000.
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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: €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage or purchase valuation.
- Surveyor fees: €500 to €1,200 depending on the level of detail required for the apartment.
- Annual home insurance: €400 to €800 based on standard contents and building coverage for a 94 square metre apartment.
Forum Talk
What people are saying about this area
- Residents in the Ballsbridge area frequently discuss the high desirability and central convenience of living close to both the city centre and coastal amenities like Sandymount Strand.
- Local forums often highlight traffic management and parking as key talking points given the neighborhood's bustling nature and proximity to major event venues.
- Community discussions frequently praise the leafy, established character of the immediate surroundings and the general upkeep of developments in the area.
- There is ongoing local interest in sustainable transport initiatives and cycling infrastructure improvements connecting Dublin 4 to the wider metropolitan area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment offers two well-proportioned bedrooms and a secure gated setting, but its layout and high-end finishes are better suited to older occupants rather than toddlers.
- Teenagers5/10
Two bedrooms provide adequate space, and the Ballsbridge location offers independence, though apartment living lacks the private outdoor space teenagers often desire.
- Multi-generational Living3/10
With 94 square metres and a two-bedroom configuration, the property lacks the independent zones or space required for comfortable multi-generational living.
- Single Buyers8/10
A high-specification two-bedroom apartment in a prestigious Dublin 4 location offers an exceptional lifestyle for single professionals or buyers seeking convenience and security.
- Couples9/10
The property provides stylish, comfortable accommodation with a south-west facing patio, ideal for couples looking for a sophisticated home close to the city.
- Empty Nesters9/10
Low-maintenance apartment living combined with a prestigious address, two parking spaces, and excellent storage makes this an attractive option for downsizers.
- Retirees8/10
The gated development offers privacy and security, though buyers should verify the accessibility of the building and lower ground floor storage facilities for long-term comfort.
Work
3 areas- Remote Working8/10
The spacious interior and excellent storage provide a comfortable environment for home offices, though buyers should verify broadband connectivity.
- Hybrid Commuting10/10
Superb location in Dublin 4 with easy access to the city centre and transport links makes hybrid commuting exceptionally convenient.
- Retired8/10
The secure, low-maintenance nature of the property suits retirement, provided apartment living aligns with the buyer's preferences.
Practical
8 areas- Ageing in Place7/10
Single-level apartment living is convenient for later life, though buyers should check lift access and overall building mobility provisions.
- Low Maintenance9/10
As a modern apartment with high-quality finishes and secure management, ongoing maintenance requirements are minimal compared to a house.
- Secure Gated Entry10/10
The property is situated within a prestigious gated development offering enhanced privacy and security.
- Minimalist Design8/10
Features sophisticated interiors, recessed mood lighting, and high-quality fittings that lend themselves well to a sleek, minimalist aesthetic.
- Flexible Floor Plans6/10
Standard apartment layout with defined rooms; structural changes may be restricted by management rules.
- Heritage Home2/10
This is a modern high-specification development rather than a period or heritage property.
- Ecological Setup5/10
The property carries a C BER rating, suggesting there may be room for energy efficiency improvements relative to modern A-rated builds.
- Outdoor areas7/10
Benefits from a private south-west facing patio ideal for al fresco dining, supplementing the lack of a private lawn.
Interests
9 areas- Gardening2/10
The property features a south-west facing patio rather than a traditional garden, limiting opportunities for extensive gardening.
- Walking9/10
Excellent pedestrian access to Ballsbridge, Sandymount, and the city centre makes walking a very practical and enjoyable option.
- Gym7/10
The central Dublin 4 location offers good access to various fitness centres and health clubs in the surrounding area.
- Cycling8/10
Flat terrain and proximity to key Dublin routes make cycling into the city centre or toward the coast very convenient.
- Golf6/10
Several established golf clubs in south Dublin are reachable within a reasonable driving distance.
- Fishing2/10
The urban setting offers very limited direct opportunities for fishing enthusiasts.
- Horse Riding2/10
Equestrian facilities are not readily accessible from this central urban location.
- Water Sports5/10
Proximity to the coast at Sandymount provides some access to marine activities, though not immediately on the doorstep.
- Entertaining9/10
A large living room and a south-west facing patio perfect for al fresco dining make this an excellent apartment for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in a prestigious and private gated development in Ballsbridge, though situated in an active urban environment close to city amenities.
- Rural Living1/10
This is a firmly urban apartment setting in Dublin 4, offering no rural characteristics.
- Village Living8/10
Proximity to Ballsbridge and Sandymount provides a distinct village feel with local restaurants, cafés, and amenities within easy reach.
- Coastal Living6/10
Sandymount and the coastline are easily accessible from this location, offering coastal walks nearby.
- Urban Living10/10
Positioned in one of Dublin 4's most sought-after locations, providing seamless access to the city centre and urban conveniences.
Social
6 areas- Community Involvement6/10
Community engagement is typical of a residential development, with broader community groups accessible in the wider Ballsbridge area.
- Café Culture10/10
A wide selection of restaurants, cafés, and social amenities are available right on the doorstep in Ballsbridge and Sandymount.
- Nightlife8/10
Proximity to the city centre and local upscale venues ensures plenty of options for dining out and evening entertainment.
- Health/Wellness groups8/10
The affluent Dublin 4 district hosts numerous wellness studios, gyms, and health-focused community groups.
- Networking Opportunities9/10
Located in a prime business and residential district frequented by professionals, offering strong networking potential.
- Tech-Hub Connectivity9/10
Proximity to Dublin's major commercial and tech districts ensures excellent connectivity for industry professionals.
Listing information
- Agent
- Bespoke Estate Agents
- Phone
- 01 661 9670
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-E8A6D0HouseDelve · 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.