413 The Edges 1, Beacon South Quarter, SandyfordD18HW22
€445,000
2 Bed~2 Bath~78 m²~BER B3
What you'll like:
- Bright interior spaces: The apartment enjoys an open outlook overlooking the Beacon Plaza and benefits from an abundance of natural light throughout the day, significantly enhancing everyday living quality.
- Efficient B3 energy rating: The property holds a strong B3 energy performance rating with an indicator of 129.2 kWh/m2/yr, helping to ensure lower heating bills and eligibility for potential green mortgage rates.
- Generous floor area: Spanning 78 square meters, the well-proportioned layout accommodates two double bedrooms and two bathrooms, offering comfortable living space compared to standard compact apartments.
- Modern open plan layout: The bright living and dining room connects seamlessly to the kitchen, creating a spacious environment that is ideal for contemporary lifestyles and hosting guests.
- Main bedroom ensuite: One of the two double bedrooms features a private ensuite bathroom, providing added convenience and privacy for residents or guests.
- Convenient business district location: Situated directly on the doorstep of the Sandyford and Central Park Business districts, the property offers exceptional proximity to major employers like Google and Microsoft.
- Excellent public transport access: The nearby Luas tram line provides a direct and reliable connection into the city centre within approximately twenty minutes, reducing reliance on private vehicles.
- Immediate retail convenience: Residents enjoy doorstep access to Dunnes Stores, cafes, and restaurants within the Beacon South Quarter complex, ensuring daily essentials and dining options are exceptionally close.
- Proximity to fitness facilities: Premium wellness amenities including F45 Gym, FlyFit Gym, and the nearby West Wood health and fitness centre provide fantastic options for maintaining an active lifestyle.
- Major shopping hubs nearby: The location is easily accessible to both Dundrum Town Centre and Carrickmines Retail Park, offering extensive retail stores, cinemas, and theaters within a short commute.
- Quality healthcare access: The Beacon Hospital is located very close by, offering immediate access to advanced medical facilities and healthcare professionals in case of any emergency.
- Seamless motorway connectivity: The M50 motorway exits are easily accessible for both northbound and southbound travel, facilitating straightforward journeys to Dublin Airport and surrounding regions.
- Alternative transit routes: The Stillorgan Road and Quality Bus Corridor are nearby, offering additional robust public transport options for commuting across South Dublin.
- Recreational activities close by: Leopardstown Racecourse, a golf driving range, and Carrickmines tennis club provide diverse leisure and sporting opportunities within the immediate local area.
- Reputable educational institutions: A selection of South Dublin schools including Wesley College, Rosemont School, and the Nord Anglia International School are situated within close proximity.
- Higher education access: University College Dublin is located a short distance away, while Trinity College can be easily accessed directly via the nearby Luas tram line.
- Stable asking price strategy: The recorded asking price history shows stability at €445,000 with no recorded downward adjustments, which may indicate firm seller expectations or steady initial market interest.
- Urban lifestyle appeal: The vibrant mixed-use development context provides a dynamic community atmosphere with numerous dining and lifestyle amenities operating right outside the building.
- Double bedroom configuration: Providing two double bedrooms rather than a single plus box room makes the property highly attractive for sharers, couples needing a home office, or future resale value.
- Professional management potential: Modern apartment complexes in master-planned districts typically offer structured property management, ensuring common areas and structural elements are maintained to a high standard.
But keep in mind:
- Fixed asking price stance: The asking price has remained completely unchanged at €445,000 across recorded observations, suggesting the seller may currently be resistant to early discounting or aggressive initial offers.
- Urban noise and activity: Overlooking the busy Beacon Plaza may expose the apartment to ambient noise from nearby commercial venues, foot traffic, and evening visitors frequenting local restaurants.
- Management company fees: Buyers should thoroughly investigate annual service charges and sinking fund contributions, as high ongoing fees in managed developments can significantly impact total monthly housing costs.
- High density living environment: The master-planned mixed-use complex features high-density apartment blocks, which could translate to limited privacy on balconies and shared communal congestion.
- Potential parking constraints: Buyers must verify whether a designated parking space is included in the purchase price, as parking within bustling commercial developments can be severely restricted or incur extra costs.
- Future local development: The surrounding Sandyford business district continues to evolve, meaning nearby vacant plots or commercial sites could become active construction zones affecting views and noise levels.
- Rental cap considerations: For investor buyers, strict rental restriction policies or local Rent Pressure Zone regulations must be verified to ensure compliance and acceptable net rental yields.
- Management company financial health: Due diligence should include reviewing the owners' management company accounts to check for adequate reserves, upcoming capital expenditures, or outstanding building levies.
- Potential fire safety compliance: Buyers should instruct their legal and architectural advisors to confirm that the apartment building fully complies with all current fire safety and building regulations.
- Elevator dependence: Living on an upper floor means daily reliance on lifts, which could cause significant inconvenience during routine maintenance periods or unexpected mechanical breakdowns.
- Lack of private green space: While local parks are nearby, the immediate development is heavily urbanized with hard landscaping, offering very little private natural green space directly surrounding the block.
- Refuse management logistics: Communal bin facilities within large apartment complexes require careful management by residents, and buyers should inspect the cleanliness and accessibility of these designated areas.
- Sound insulation between units: Multi-story apartment buildings can occasionally suffer from acoustic transfer between neighboring properties, requiring buyers to inquire about the soundproofing quality between floors.
- Ventilation and humidity: Modern airtight B3-rated buildings rely heavily on mechanical ventilation systems, meaning buyers should check that extract fans and trickle vents are functioning correctly to prevent condensation.
- Broadband and telecommunications: Buyers working from home should verify the availability of high-speed fibre broadband providers servicing this specific block within the Beacon South Quarter development.
- Future energy upgrade costs: While the B3 rating is currently decent, evolving building efficiency standards may eventually require further retrofitting expenses managed through the wider building committee.
- Lack of private garden: The property offers no private garden area, which may be a drawback for buyers with pets or those who strongly prefer outdoor ground-level amenity space.
- Traffic congestion peaks: Proximity to major business parks and the M50 can lead to localized traffic bottlenecks during morning and evening rush hours along the main access routes.
- Shared amenity wear and tear: High foot traffic in shared lobbies, corridors, and elevators can accelerate general wear and tear, necessitating vigilance regarding the sinking fund adequacy.
- Resale market liquidity: The high concentration of similar two-bedroom apartments within the immediate area could create strong competition from rival sellers if a quick resale becomes necessary.
Price positioning
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- The asking price of 445000 euros for this two-bedroom apartment appears slightly elevated compared to broader regional averages for similar properties, driven largely by its prime positioning in a high-demand urban business district.
- Valuation signals include a strong B3 energy rating, a functional 78 square meter floor plan, two bathrooms, and immediate proximity to essential amenities like the Luas, retail outlets, and major employment hubs.
- Potential factors supporting this valuation include sustained rental yields and professional occupier demand in Sandyford, while factors that could undermine the price include broader macroeconomic interest rate pressures and local apartment supply.
- The recorded asking-price history shows stability at 445000 euros without reductions, suggesting the agent is testing buyer commitment early or holding firm against immediate downward negotiation pressures.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom apartment located within the modern Beacon South Quarter development in Sandyford, featuring an open-plan living/dining and kitchen layout with an en-suite main bedroom and a main bathroom.
- Given that it is an apartment in a multi-unit complex, a buyer should investigate the management company structure, annual service charges, sinking fund provisions, and any planned major works or fire safety compliance updates for the building.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 euro to 1,100 euro.
- Given the 78 square meter floor area and a B3 energy rating, the apartment should retain heat reasonably well, though actual costs will depend on individual usage habits and energy provider tariffs.
Pollution Safe
8/10Environmental situation to investigate
- The area is situated in a modern urban commercial and residential district with no apparent proximity to active heavy industrial pollution concerns or active landfills.
- Buyers should investigate local administrative records for any historical legacy industrial uses in the broader Sandyford industrial estate area as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an elevated suburban area of Sandyford, well away from major coastal or low-lying river flood zones.
- Although a river flood area is mapped nearby, the relative elevation and separation provide a substantial physical buffer against overtopping.
- As a modern apartment development, the unit benefits from being part of an intensively managed commercial and residential quarter with robust surface water management.
The property is outside the mapped flood area. But the nearest mapped area is approximately 28 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
506 THE EDGES 1, BEASON SOUTH QUARTER, SANDYFORD
- Sale date
- Declared sale price
- €431,000.00
Recent sales in the wider Beacon South Quarter area
No verified results were found for this group in the previous five years.
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: €4,450 — 1% of €445,000.
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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: approximately 1,500 euro to 2,500 euro plus VAT and outlay.
- Land registration fees: approximately 400 euro to 800 euro depending on the registry and property value.
- Property valuation fees: approximately 150 euro to 300 euro required for mortgage purposes.
- Surveyor fees: approximately 400 euro to 800 euro for a standard apartment structural survey.
- Annual home insurance: approximately 300 euro to 600 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the convenience of the Beacon South Quarter development, praising its proximity to the Luas and local retail amenities.
- Community discussions often mention the vibrant urban feel of the area, noting a good selection of cafes, gyms, and supermarkets directly on the doorstep.
- Traffic management around Sandyford and access points to the M50 are common topics of conversation among local commuters during peak hours.
- Property owners in the development frequently comment on the strong rental demand driven by nearby business parks and tech hubs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property is a 78 m² two-bedroom apartment, which provides limited space for young children to play compared to a house with a private garden. However, the lift access and secure building layout make it manageable, though outdoor play areas rely on nearby public spaces.
- Teenagers6/10
Teenagers will appreciate the proximity to the Luas providing quick access to the city centre and major shopping hubs like Dundrum. Two bedrooms offer space, though shared living quarters can feel tight for growing families.
- Multi-generational Living2/10
With a floor area of 78 m², two bedrooms, and two bathrooms, this apartment lacks the spatial separation and privacy required for multi-generational living configurations.
- Single Buyers9/10
This two-bedroom apartment is ideally sized for single buyers looking for modern urban living, with excellent proximity to business districts, gyms, restaurants, and public transport links.
- Couples9/10
An excellent fit for couples, offering two double bedrooms (one ensuite), an open-plan living and dining area, and a vibrant neighbourhood with extensive local amenities and transport links.
- Empty Nesters8/10
Empty nesters looking to downsize will benefit from the low-maintenance apartment lifestyle, lift access, and convenience to shops, healthcare facilities, and social venues.
- Retirees8/10
The apartment offers convenient, manageable living with lift access and proximity to healthcare services like the Beacon Hospital, making it well-suited for retirees seeking comfort and lower upkeep.
Work
3 areas- Remote Working8/10
The apartment features two bedrooms, allowing one to easily be configured as a dedicated home office, supported by strong local tech-hub connectivity.
- Hybrid Commuting10/10
Superbly positioned on the doorstep of Sandyford and Central Park Business districts, with the Luas providing a 20-minute connection to the city centre and the M50 close by.
- Retired8/10
The low-maintenance nature of apartment living and proximity to medical and retail amenities suits a retired lifestyle well.
Practical
8 areas- Ageing in Place7/10
Single-level apartment living with lift access provides convenience for older occupants, though buyers should verify specific accessibility adaptations within the building.
- Low Maintenance9/10
As a modern 78 m² apartment with a B3 BER energy rating, exterior upkeep and garden maintenance are handled by the management company.
- Secure Gated Entry8/10
Situated in a managed apartment complex with secure entry systems providing peace of mind for residents.
- Minimalist Design8/10
The open-plan living, dining, and kitchen layout lends itself well to clean, contemporary, and minimalist interior styling.
- Flexible Floor Plans6/10
The layout features standard apartment separation with a welcoming hall, open-plan living area, and two bedrooms, offering limited structural flexibility.
- Heritage Home1/10
This is a modern apartment within a contemporary commercial and residential development rather than a period or heritage property.
- Ecological Setup7/10
The property benefits from a respectable B3 BER rating, indicating good energy performance for a modern apartment.
- Outdoor areas4/10
The property has an open outlook over Beacon Plaza but lacks a private garden or substantial outdoor balcony area.
Interests
9 areas- Gardening2/10
As an apartment with no private garden or allotment space, opportunities for gardening are strictly limited to indoor houseplants or small balcony containers.
- Walking7/10
The location is highly walkable for urban amenities, shopping, and dining, with local parks and sports grounds accessible nearby.
- Gym10/10
Fitness enthusiasts are exceptionally well-catered to, with F45 Gym, FlyFit Gym, and West Wood health and fitness centre all located directly on the doorstep or nearby.
- Cycling6/10
The area provides good road access and connections, though cyclists must navigate busy urban commuter traffic when heading towards main routes.
- Golf7/10
Leopardstown Golf driving range and local golf facilities are situated within close proximity, offering convenient practice options.
- Fishing2/10
The suburban urban location offers no direct access to fishing spots, requiring travel towards the coast or rivers.
- Horse Riding3/10
While Leopardstown is nearby, equestrian facilities are limited directly in this dense urban district.
- Water Sports3/10
The inland location provides no immediate access to water sports, requiring a journey toward Dublin Bay or local aquatic centres.
- Entertaining8/10
The bright, open-plan living and dining room connected to the kitchen creates a great social space for hosting friends, complemented by numerous local restaurants and bars.
Lifestyle
5 areas- Quiet Living4/10
Located in Beacon South Quarter overlooking the Beacon Plaza, the area features restaurants, coffee shops, and bustling commercial activity, meaning it is lively rather than quiet.
- Rural Living1/10
This is a distinctly urban, high-density apartment complex situated in a major commercial and residential development zone with zero rural characteristics.
- Village Living6/10
While part of a dense commercial development, the surrounding areas of Sandyford, Foxrock, and Stillorgan provide a localized village feel with cafes and local shops.
- Coastal Living1/10
The location is inland in Sandyford and does not offer coastal proximity or maritime views.
- Urban Living10/10
The property is situated in the heart of Beacon South Quarter, surrounded by shops, supermarkets, restaurants, fitness centres, and excellent public transport links.
Social
6 areas- Community Involvement6/10
Community engagement is primarily centred around apartment complex living and local neighbourhood amenities rather than traditional village associations.
- Café Culture10/10
The Beacon South Quarter boasts an exceptional array of cafes and coffee spots right on the doorstep, including Elephant & Castle, The Coffee Shot, and Starbucks.
- Nightlife6/10
While there are local restaurants and bars within the development and nearby villages, heavier nightlife options require a short Luas trip into the city centre.
- Health/Wellness groups9/10
Surrounded by top-tier fitness facilities like F45, FlyFit, and West Wood, making it easy to engage with health and wellness communities.
- Networking Opportunities9/10
Proximity to major tech giants such as Google and Microsoft, alongside the Sandyford and Central Park business districts, offers strong professional networking potential.
- Tech-Hub Connectivity10/10
Located directly within South Dublin's premier tech and corporate corridor, surrounded by major multinational employers and digital infrastructure.
Listing information
- Agent
- DNG Stillorgan
- Phone
- 01 283 2700
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-823F5EHouseDelve · 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.