
4 Rockford Manor, Stradbrook Road, Blackrock, County DublinA94DV22
€785,000
3 Bed~2 Bath~90 m²~BER C2
What you'll like:
- Exclusive gated development: The property is set behind electric security gates within approximately seven acres of beautifully manicured grounds, providing enhanced privacy and peace of mind for residents.
- Reputable builder heritage: Built circa 2000 by Sorohan Developments, a well-regarded builder known for quality construction standards in mature suburban settings.
- Bright end-of-terrace layout: Being an end-of-terrace home of approximately 90 square meters allows for better natural light penetration and an extra sense of spaciousness compared to mid-terrace units.
- Sunny west orientation: The private rear garden benefits from a highly sought-after west-facing aspect, ensuring excellent afternoon and evening sunlight for outdoor relaxation.
- Thoughtful garden landscaping: The outdoor space features a sandstone patio, grass lawn, wired storage shed, and mature trees, creating a low-maintenance and attractive setting.
- Convenient side passage: Direct side passage access to the rear garden enhances everyday practicality by allowing bins and bicycles to be moved without entering the main house.
- Quality kitchen fittings: The Shaker-style kitchen comes fully equipped with integrated appliances including a Whirlpool oven, induction hob, and an appealing Belfast sink.
- Comfortable living room bay: The front living room features a striking box bay window with recessed lighting, creating a bright and welcoming space overlooking the communal gardens.
- Attractive flooring finishes: The ground floor benefits from high-quality semi-solid walnut flooring, offering durability and a warm aesthetic throughout the main reception areas.
- Dedicated master en-suite: The principal bedroom includes a well-proportioned en-suite bathroom fitted with a large shower, chrome heated towel rail, and modern sanitaryware.
- Converted attic space: An additional staircase leads to a converted attic featuring three Velux windows and eaves storage, providing versatile extra space for various uses.
- Manageable service charges: The annual management fee is approximately 906 euros, which helps maintain the extensive grounds and secure gates in a tidy condition.
- Low annual overheads: A predictable maintenance fee structure allows buyers to budget effectively for ongoing estate upkeep without unexpected financial surprises.
- Proximity to coastal towns: The property is situated within easy reach of popular coastal areas like Blackrock, Monkstown, and Dun Laoghaire with their array of amenities.
- Excellent transport links: Residents have convenient access to public transportation via nearby DART stations at Seapoint as well as multiple frequent bus routes.
- Major roadway access: The location offers swift connectivity to the N11 corridor and Dublin city center for motorists commuting for work or leisure.
- Renowned educational facilities: The surrounding neighborhood is exceptionally well served by prestigious local schools including Blackrock College and St Andrew's College.
- Fibre broadband ready: The residence is connected to high-speed fibre broadband, making it ideal for modern remote working arrangements and digital connectivity.
- Included fixtures and fittings: Carpets, blinds, and light fittings are included in the sale, reducing immediate setup costs for the incoming buyer.
- Secure parking provisions: The development provides communal off-street parking areas within the gated perimeter for residents and visiting guests.
But keep in mind:
- C2 energy rating: The current C2 BER rating indicates that the home may require future energy efficiency upgrades to reduce heating costs and carbon emissions.
- Unverified appliance condition: The estate agent has not tested appliances or services, meaning buyers should budget for potential repairs or replacements of built-in kitchen white goods.
- Management fee increases: Service charges are subject to future increases by the management company, which could impact long-term ownership costs for the development.
- Communal parking limits: Off-street parking is communal rather than designated, which could occasionally result in limited space availability close to the property entrance.
- Attic compliance review: Buyers should verify whether the attic conversion obtained all necessary planning permissions and building control sign-offs during its construction.
- Compact third bedroom: The third bedroom is a single room measuring approximately 2.60 by 2.00 meters, offering limited space for furniture and growing children.
- Gas central heating age: The gas-fired central heating system should be inspected by a professional plumber to assess its overall condition, efficiency, and remaining lifespan.
- Window glazing inspection: Although double-glazed throughout, the seals and mechanisms should be checked for signs of wear and tear given the property age.
- Service charge arrears check: The buyer's solicitor must confirm that the current owner has cleared all historic management fees and that no major sinking fund levies are pending.
- Boundary responsibility check: Legal advisors should carefully inspect the title deeds to confirm exact maintenance responsibilities for the private garden and shared boundaries.
- Development covenant rules: Living within a managed gated development involves adhering to specific estate rules regarding pets, parking, and exterior alterations.
- Water pressure verification: Prospective purchasers should test the domestic water pressure, particularly regarding the performance of the showers and en-suite facilities.
- Storage shed electrical safety: The wired storage shed in the rear garden should be inspected by a qualified electrician to ensure compliance with current safety standards.
- Floor plan discrepancy risk: Floor plans provided in brochures are illustrative only, so buyers must rely on their own physical measurements for furniture planning.
- Sound insulation considerations: As an end-of-terrace property within a development, acoustic insulation levels between adjoining homes should be assessed during viewing.
- Insurance cost variations: Gated developments and properties near coastal environments can sometimes attract specific insurance policy requirements or higher premiums.
- Ventilation in bathrooms: The main family bathroom relies on standard ventilation which should be checked for any historical signs of moisture build-up or mildew.
- External maintenance scope: Buyers should clarify exactly which exterior elements of the building facade fall under private upkeep versus management company responsibility.
- Traffic noise evaluation: The development sits near Stradbrook Road, so buyers should evaluate potential traffic noise levels during peak morning and evening commuting hours.
- Future retrofit expenses: Achieving a higher BER rating from the current C2 level may require substantial capital investment in insulation, windows, or heating upgrades.
Price positioning
?
- The asking price of €785,000 appears notably higher when evaluated against direct historical transactions recorded within the exact same development, where similar properties recently changed hands at lower price points.
- Valuation signals derived from recent comparable completions inside the gated estate suggest a potential premium being sought, possibly justified by internal upgrades such as the converted attic space.
- Factors that could support such an elevated asking price include strong buyer demand for secure developments in Blackrock alongside high finishes, whereas potential underperformance in the C2 energy rating could undermine it.
- Overall pricing is also supported by proximity to coastal amenities, elite schools, and transport links, though prospective buyers must weigh these lifestyle benefits against recent nearby achieved figures.
Build Analysis
What we know from similar construction types
- The property is an end-of-terrace home built circa 2000 by Sorohan Developments within a mature, gated development set across approximately 7 acres.
- The house features a converted attic space with three Velux windows; a buyer should investigate whether proper planning permission and building control compliance certificates were obtained for this conversion.
- Management fees apply (approximately €906 per annum) for the upkeep of the secure electronic gates, intercoms, and communal grounds; a buyer's solicitor should review the covenants, service charge history, and owners' management company accounts.
- The BER rating is C2, which indicates reasonable baseline energy efficiency for a turn-of-the-millennium build, featuring double-glazed windows and gas-fired central heating.
Heating cost*
Estimated expense to heat this property every year
- €1,200 to €1,600 per year, estimated for a 90 square meter home with a C2 energy rating utilizing gas-fired central heating under average usage patterns.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established inland suburban area well removed from immediate coastal surge zones, though localized heavy rainfall pooling should be reviewed.
- Prospective purchasers are advised to consult official local authority flood maps and carry out comprehensive due diligence regarding drainage.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
99 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €745,000.00
48 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €740,000.00
77 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €520,000.00
101 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €380,000.00
59 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €292,500.00
Recent sales in the wider Blackrock 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
4 ROCKFORD MANOR, STRADBROOK RD, BLACKROCK
- Sale date
- Declared sale price
- €590,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: €78,500, calculated as 10 percent for the portion of the value over €1,000,000 or standard progressive rates of 1 percent up to €1 million and 2 percent thereafter, which for a €785,000 property amounts to €7,850.
- Solicitor legal fees: €1,500 to €3,000 plus outlays and VAT.
- Land registration fees: €600 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or standard valuation report.
- Surveyor fees: €500 to €1,200 depending on the level of detail and type of structural survey conducted.
- Annual home insurance: €400 to €900 depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents frequently highlight the appeal of gated developments like Rockford Manor for offering a quiet, secure, and well-maintained environment close to Blackrock and Monkstown.
- Local community discussions often praise the convenience of the area, noting easy walking distances to Seapoint DART station, local parks, and coastal walks.
- Transport links such as the 46A and No. 4 bus routes are frequently discussed for their reliability in providing direct access to Dublin city centre.
- Parents in local forums often emphasize the high concentration of well-regarded schools in the Blackrock and surrounding areas as a major draw for families.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a secure enclosed rear garden, making it very suitable for young families. Proximity to local schools such as Holly Park and CBC is a notable bonus.
- Teenagers7/10
With three bedrooms, a converted attic space, and close proximity to secondary schools like Blackrock College and St Andrew's College, this home accommodates teenagers well.
- Multi-generational Living5/10
The 90 square meter floor plan provides functional space, though the single bathroom and en-suite layout might feel compact for multi-generational living arrangements.
- Single Buyers8/10
An end-of-terrace layout with secure gated entry and manageable upkeep offers a comfortable and safe environment for single professionals or buyers.
- Couples9/10
Offering a bright living room, modern kitchen, and converted attic, couples will find plenty of flexible living space close to coastal walks and local amenities.
- Empty Nesters8/10
The low-maintenance private garden and secure gated setting make this an attractive downsized option for empty nesters wanting to stay in the Blackrock area.
- Retirees7/10
Secure electronic gated access and manageable single-level living on lower floors appeal to retirees, though stairs to upper levels and the converted attic should be noted.
Work
3 areas- Remote Working9/10
Includes fibre broadband connectivity and a converted attic space that functions exceptionally well as a private home office.
- Hybrid Commuting8/10
Well connected via nearby bus routes, the N11, and Seapoint DART station for convenient hybrid commuting into Dublin city centre.
- Retired7/10
The secure development, manageable size, and peaceful surroundings suit retirees looking for comfort and security.
Practical
8 areas- Ageing in Place6/10
Secure gates and manageable ground-floor spaces aid accessibility, though upper-level bedrooms and the attic conversion involve stairs.
- Low Maintenance8/10
The paved rear garden and well-managed communal grounds ensure low ongoing exterior maintenance requirements.
- Secure Gated Entry10/10
Set behind electric security gates with an intercom system, providing a high level of privacy and security.
- Minimalist Design7/10
Clean lines, neutral Shaker-style kitchen units, and contemporary flooring offer a great foundation for minimalist interior styling.
- Flexible Floor Plans8/10
Three bedrooms plus a versatile converted attic space provide excellent layout flexibility for changing household needs.
- Heritage Home2/10
Built circa 2000, this is a modern development rather than a period or heritage property.
- Ecological Setup6/10
Equipped with double-glazed windows and gas-fired central heating, holding a C2 BER energy rating.
- Outdoor areas8/10
Benefits from a private sunny west-facing rear garden with a sandstone patio and extensive shared access to 7 acres of manicured communal grounds.
Interests
9 areas- Gardening6/10
Features a private west-facing rear garden with a sandstone patio, lawn, and mature planting, along with access to extensive communal grounds.
- Walking9/10
Excellent proximity to the coast, Seapoint, and nearby suburban villages makes this an ideal location for walking enthusiasts.
- Gym6/10
While there is no private gym on site, the location provides good access to local fitness facilities in the surrounding Blackrock and Dun Laoghaire areas.
- Cycling7/10
Good access to local roads and coastal routes makes cycling a viable option for commuting or leisure.
- Golf6/10
Several established golf clubs in south County Dublin are within a reasonable driving distance from the property.
- Fishing4/10
Proximity to the coastline offers some sea angling opportunities, though dedicated freshwater fishing spots require travel further afield.
- Horse Riding3/10
Suburban setting with limited immediate equestrian facilities nearby.
- Water Sports7/10
Close proximity to the coast at Seapoint and Dun Laoghaire harbour supports various water sports activities.
- Entertaining8/10
The open-plan kitchen and dining area with double French doors opening onto a sunny west-facing patio provide a great space for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Set amidst approximately 7 acres of beautifully manicured grounds behind electric security gates, the development offers a peaceful and private residential environment.
- Rural Living2/10
Located in an established suburban development close to Blackrock and Dun Laoghaire, offering an urban-suburban rather than rural environment.
- Village Living8/10
Residents are within easy reach of Blackrock and Monkstown villages, which boast a vibrant village feel with local shops, cafes, and restaurants.
- Coastal Living8/10
The coastline and Seapoint DART station are within walking distance, providing great access to marine views and coastal walks.
- Urban Living7/10
Good transport links via bus routes and the DART provide straightforward access to Dublin city centre while maintaining a suburban setting.
Social
6 areas- Community Involvement7/10
A mature development with established residents and active local community networks in the surrounding Blackrock area.
- Café Culture9/10
The property is close to Blackrock and Monkstown, which are renowned for their vibrant selection of independent cafes and eateries.
- Nightlife6/10
Local pubs and restaurants are available in nearby villages, with more extensive nightlife accessible in Dublin city centre.
- Health/Wellness groups7/10
A good variety of local wellness classes, yoga studios, and sports clubs operate within the immediate vicinity.
- Networking Opportunities7/10
Proximity to business hubs in south Dublin and easy access into the city center provide solid professional networking potential.
- Tech-Hub Connectivity8/10
Fibre broadband is installed, and the property's location offers strong digital connectivity for tech professionals.
Listing information
- Agent
- Vincent Finnegan
- Phone
- 01 284 4312
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-250A4CHouseDelve · 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.