403 Spicers Mill, Drogheda Street, Balbriggan, Co. DublinK32FX28
€320,000
2 Bed~1 Bath~91 m²~BER B3
What you'll like:
- Coastal views: The elevated top-floor position delivers impressive sea and coastal outlooks, which permanently enhance the living environment and overall property appeal.
- Dual-aspect layout: Natural light floods the interior throughout the day due to the dual-aspect orientation, creating a bright and welcoming atmosphere.
- Dual balconies: Two separate private balconies provide exceptional outdoor space options, allowing residents to follow the sun and enjoy the coastal scenery.
- Generous floor area: Measuring approximately 91 square meters, the apartment offers significantly more space than standard two-bedroom units in the immediate area.
- Strong energy rating: The B3 BER rating indicates good thermal efficiency, which helps to lower heating costs and potentially qualifies buyers for green mortgage rates.
- Modernized kitchen: The recently upgraded kitchen features contemporary shaker presses and integrated appliances, providing a functional and stylish space for cooking.
- Renovated bathroom: The modern shower room has been tastefully updated within the last two years, offering sleek fixtures and tiled finishes without requiring immediate capital expenditure.
- Spacious bedrooms: Both bedrooms are generously proportioned double rooms equipped with built-in wardrobes, ensuring comfortable accommodation for residents or guests.
- Primary bedroom balcony: The main bedroom features direct access to its own private balcony, creating a private outdoor retreat attached to the sleeping quarters.
- Open-plan living: The expansive kitchen, dining, and living area forms a sociable hub that is ideal for modern lifestyles and effortless entertaining.
- Town centre convenience: Situated directly in the heart of Balbriggan, the development places shops, cafes, and essential amenities within effortless walking distance.
- Commuter rail access: Balbriggan Train Station is located just a few minutes' walk away, offering frequent and convenient commuter services directly to Dublin city centre.
- Secure underground parking: The inclusion of secure underground parking bays provides valuable vehicle security and peace of mind in a busy town-centre setting.
- Gas central heating: Reliable gas-fired central heating ensures rapid and controllable warmth throughout the apartment during colder winter months.
- Double-glazed windows: Fitted double glazing improves interior sound insulation from the surrounding town streets and enhances overall energy retention.
- Immaculate presentation: The property has been recently repainted and fitted with new flooring, allowing buyers to move in immediately without undertaking cosmetic repairs.
- Ample storage: The entrance hall benefits from a good-sized built-in storage press, helping to keep household clutter neatly hidden away from the main living zones.
- Broad buyer appeal: The combination of space, location, and condition makes this home exceptionally attractive to first-time buyers, downsizers, and property investors.
- Managed development: The building is overseen by a formal management company, ensuring regular maintenance of communal areas, lifts, and shared parking facilities.
- Upgraded finishes: Contemporary wall panelling and quality laminate flooring throughout the main living spaces add a touch of sophisticated interior design.
But keep in mind:
- Top-floor stair climb: Being a top-floor apartment without explicit mention of a lift in the data means buyers must verify elevator access for groceries and heavy items.
- Annual management fees: The management charge of approximately 2,200 euros per annum is a significant ongoing expense that will impact yearly holding costs.
- Management fee increases: Buyers should investigate the historical rate of service charge increases and check if any special levies are planned for future building works.
- Underground parking security: While secure parking is provided, buyers should inspect the underground garage access gates and lighting for proper maintenance and reliability.
- Elevator dependence: If the development relies heavily on lifts to reach the top floor, buyers should check maintenance contracts and past reliability records.
- Noise from town centre: The central location offers great convenience, but street-level activity and traffic may introduce ambient noise when balcony doors are open.
- Management company finances: Buyers must request the latest financial accounts and sinking fund reports from the management company to ensure adequate reserves for major repairs.
- Apartment soundproofing: Top-floor living eliminates overhead footsteps, but buyers should still verify the acoustic insulation between adjacent apartments on the same floor.
- Balcony maintenance liability: Buyers need to clarify whether upkeep and structural maintenance of the two separate balconies fall under private responsibility or common funds.
- Waste management arrangements: It is essential to verify where communal bin stores are located and how rubbish collection is organized within the managed development.
- Fire safety compliance: Buyers should ensure that all communal hallways, fire doors, and escape routes within the apartment block comply with current safety standards.
- Insurance costs: Being a coastal property, buyers should verify if the management company's building insurance policy includes specific storm or flood exclusions.
- Permitted alterations: Restrictions within the management company covenants may limit a buyer's ability to alter windows, exterior doors, or balcony configurations.
- Rental caps and rules: Investors should check current tenancy regulations and verify whether the development enforces any restrictions on letting out the property.
- Bike storage availability: Cyclists should investigate whether dedicated and secure bicycle storage facilities are provided within the underground parking area.
- Post-purchase outlays: Despite good condition, buyers should budget for minor decorating personalization or furniture costs to suit their specific lifestyle needs.
- Visitor parking limits: Buyers should check the availability and rules regarding guest parking spaces within the underground or surface communal bays.
- Roof space insulation: As a top-floor unit, buyers should verify the condition of the roof insulation and check for any historical damp or ventilation issues.
- Shared amenity wear: Common hallways and entrance lobbies should be inspected to ensure the management company maintains interior shared spaces to a high standard.
- Broadband infrastructure: Buyers requiring high-speed remote working connections should verify which fiber-optic broadband providers currently service the building.
Price positioning
?
- The asking price appears slightly above historical benchmarks for comparable apartments in the immediate development, suggesting potential overvaluation when benchmarked against past recorded transactions without factoring in recent renovations.
- Upward valuation signals stem from the property's top-floor position, dual-aspect layout, recent interior upgrades, and dual balconies offering exceptional coastal views, which typically command a premium over standard units.
- Factors that could support this premium asking price include strong buyer demand for walk-in condition town-centre homes near transport links, whereas broader market cooling could undermine such an ambitious valuation.
- Additional relevant considerations involve the management fees and the overall market appetite for two-bedroom apartments in this coastal commuter belt relative to historical regional transaction values.
Build Analysis
What we know from similar construction types
- The property is a top-floor apartment in a multi-unit development, meaning buyers should investigate the management company's accounts, sinking fund status, and annual service charges currently quoted at approximately €2,200 per annum.
- As a dual-aspect top-floor unit with multiple balconies and roof exposures, a buyer should verify roof insulation standards, waterproofing maintenance history for the balconies, and potential exposure to wind-driven rain or heat loss.
- The BER rating of B3 indicates a relatively energy-efficient building envelope with gas central heating and double-glazed windows, but buyers should review the BER certificate details and advisory report.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,100.
- Explanation: With a floor area of approximately 91 square meters and a B3 BER rating, the property benefits from good energy efficiency and gas central heating, resulting in moderate annual heating demands.
Pollution Safe
9/10Environmental situation to investigate
- The location is situated in an established urban town-centre setting with no apparent major industrial facilities, heavy manufacturing plants, or active large-scale landfills in immediate proximity.
- Any historical or localized environmental concerns should be verified through standard property conveyancing searches.
Flood Safe
8/10Water overflow reports to follow up
- The property is positioned on a top-floor elevated level within a town-centre development, which significantly reduces direct surface flood risks to the living accommodation.
- Broad regional assessments indicate general stability, though buyers should review local authority flood maps to confirm specific site conditions and underground parking vulnerabilities.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
95 DROGHEDA ST, BALBRIGGAN, DUBLIN
- Sale date
- Declared sale price
- €280,000.00
58 DROGHEDA STREET, BALBRIGGAN, COUNTY DUBLIN
- Sale date
- Declared sale price
- €360,000.00
405 SPICERS MILL, DROGHEDA ST, BALBRIGGAN
- Sale date
- Declared sale price
- €250,000.00
65 DROGHEDA ST, BALBRIGGAN, DUBLIN
- Sale date
- Declared sale price
- €240,000.00
Recent sales in the wider Balbriggan area
24 FANCOURT RD, BALBRIGGAN, DUBLIN
- Sale date
- Declared sale price
- €196,817.35
49 BARONS HALL PARK, BALBRIGGAN, COUNTY DUBLIN
- Sale date
- Declared sale price
- €250,000.00
14 BREMORE PASTURES WAY, HAMLET LANE, BALBRIGGAN
- Sale date
- Declared sale price
- €285,000.00
127 BREMORE CASTLE, BALBRIGGAN, CO DUBLIN
- Sale date
- Declared sale price
- €370,000.00
169 HAMPTON COVE, BALBRIGGAN, DUBLIN
- Sale date
- Declared sale price
- €640,000.00
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
403 SPICERS MILL, DROGHEDA ST, BALBRIGGAN
- Sale date
- Declared sale price
- €234,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent of the purchase price, amounting to €3,200 for a property priced at €320,000.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding VAT and outlay costs.
- Land registration fees: approximately €130 to €700 depending on the registration type.
- Property valuation fees: around €150 to €300.
- Surveyor fees: typically between €400 and €800 depending on the level of inspection.
- Annual home insurance: estimated between €350 and €600 per year.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living in central Balbriggan, particularly praising the proximity to the train station for daily commutes to Dublin.
- Local forums often highlight ongoing community initiatives and town regeneration projects aimed at enhancing amenities around the harbour and main street.
- Commuters in the area regularly share updates regarding transport services, peak travel times, and local parking availability in the town centre.
- Discussion on neighbourhood groups often centres around coastal walks, local beaches, and amenities suitable for residents and families.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The top-floor apartment setting and proximity to town are convenient, but families with young children might find the lack of a private ground-level garden limiting, though the balconies offer secure outdoor air.
- Teenagers6/10
Being right in the town centre with nearby train access offers older kids good independence, though space is somewhat compact for a growing family.
- Multi-generational Living2/10
With a floor area of 91 m², two bedrooms, and one bathroom, the property is far too small to comfortably accommodate multiple generations.
- Single Buyers9/10
An ideal setup for a single buyer looking for a modern, low-maintenance town-centre home with excellent commuter links and great social amenities nearby.
- Couples9/10
Provides bright open-plan living, two double bedrooms, and two balconies with sea views, making it a fantastic stylish choice for couples.
- Empty Nesters8/10
The low-maintenance nature of a top-floor apartment with secure underground parking appeals greatly to those looking to downsize.
- Retirees7/10
Conveniently located within walking distance of town amenities and the train station, though buyers should verify lift access to the top floor for long-term comfort.
Work
3 areas- Remote Working8/10
The bright open-plan layout and second bedroom offer flexible spaces to set up a comfortable home office.
- Hybrid Commuting9/10
Balbriggan Train Station is just a few minutes' walk away, offering exceptionally convenient commuter access to Dublin city centre.
- Retired7/10
Low maintenance and proximity to healthcare and shops suit retirement, provided lift access is verified.
Practical
8 areas- Ageing in Place5/10
While single-level apartment living can suit older buyers, the buyer should verify if a lift serves this top-floor property.
- Low Maintenance9/10
Being a modern apartment with managed common areas and secure underground parking means very minimal upkeep.
- Secure Gated Entry8/10
Benefits from secure underground parking within a well-managed development.
- Minimalist Design8/10
Features clean lines, modern laminate flooring, and contemporary finishes throughout.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout with a fixed open-plan living and kitchen zone.
- Heritage Home1/10
This is a modern, recently upgraded development rather than a period or heritage property.
- Ecological Setup7/10
Achieves a respectable B3 BER rating, indicating good energy efficiency with double-glazed windows and gas central heating.
- Outdoor areas7/10
Unusually well-equipped for an apartment, featuring two separate private balconies offering sea and coastal views.
Interests
9 areas- Gardening2/10
There is no private garden, only two balconies suitable for potted plants.
- Walking8/10
The town-centre location puts daily amenities, coastal walks, and the train station within very easy walking distance.
- Gym7/10
Urban positioning makes accessing local fitness facilities straightforward, though there is no on-site gym.
- Cycling6/10
The area allows for local cycling, though secure bicycle storage arrangements within the underground parking should be verified.
- Golf5/10
Regional golf clubs are accessible by car, though not directly on the doorstep.
- Fishing6/10
Proximity to the coast offers sea fishing opportunities nearby.
- Horse Riding3/10
Equestrian facilities are scarce in this densely populated town centre setting.
- Water Sports7/10
Coastal positioning provides good access to local maritime and water-based activities.
- Entertaining8/10
The impressive open-plan kitchen, dining, and living space opening onto a balcony creates a brilliant environment for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
While top-floor positioning reduces overhead noise, its central town location means some ambient street and development sounds are to be expected.
- Rural Living1/10
This is a distinctly urban, town-centre apartment development with no rural characteristics.
- Village Living6/10
Balbriggan offers a bustling community feel with local shops and services easily reached on foot.
- Coastal Living9/10
Features exceptional sea and coastal views from its dual-aspect layout and two private balconies.
- Urban Living8/10
Positioned right in the heart of the town with immediate access to shops, restaurants, and transport links.
Social
6 areas- Community Involvement7/10
Town-centre living places local groups and community events within easy reach.
- Café Culture9/10
A superb range of cafés, restaurants, and shops are literally on the doorstep.
- Nightlife7/10
Local pubs and eateries in the town centre provide convenient evening social options.
- Health/Wellness groups7/10
Proximity to town amenities makes joining local wellness classes and groups straightforward.
- Networking Opportunities6/10
Good rail links to Dublin expand professional networking potential easily.
- Tech-Hub Connectivity7/10
Strong transport links to major employment hubs make this a practical base for tech professionals.
Listing information
- Agent
- Sherry Fitzgerald Cumisky Kelly
- Phone
- 01 691 3000
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-009632HouseDelve · 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.