Penthouse @ 45 Ballintyre Square, Ballinteer, Dublin 16D16CR55
€695,000
3 Bed~2 Bath~120 m²~BER B
What you'll like:
- Substantial floor area: Offering approximately 120 square meters of living space, this penthouse provides unusually generous proportions for apartment living, ensuring comfortable long-term occupancy.
- Desirable penthouse position: Occupying a top-floor location means no overhead footsteps, enhanced privacy, and elevated views across the surrounding neighborhood.
- Abundant natural light: The penthouse elevation and favorable window placement flood the interior with daylight, creating a bright and uplifting daily living environment.
- Efficient energy rating: Boasting a B BER rating, the property benefits from modern thermal efficiency, which generally translates to lower utility bills and easier mortgage approval.
- Generous bedroom sizes: All three bedrooms are exceptionally well-proportioned, particularly the expansive master suite, offering flexible accommodation for families or guests.
- Private ensuite bathroom: The master bedroom features a dedicated ensuite, adding a layer of convenience and privacy for the primary occupants.
- Open plan layout: The expansive lounge and dining area seamlessly connect to form a cohesive, sociable hub ideal for modern lifestyles and entertaining.
- Fully fitted kitchen: A dedicated kitchen space comes equipped with quality fittings, providing immediate functionality without requiring costly initial upgrades.
- Turnkey condition: The interior is presented in excellent order with top-quality finishes throughout, allowing the buyer to move in immediately without undertaking renovations.
- Sunny private balcony: An integrated outdoor balcony provides a pleasant sunny spot to relax outdoors while enjoying elevated views of the landscaped development.
- Double glazed windows: Fitted double glazing enhances interior acoustic comfort and thermal retention, keeping external noise pollution to a minimum.
- Gas fired heating: The property utilizes a reliable gas heating system, offering rapid warm-up times and predictable temperature control during colder months.
- Two designated parking spaces: Having two allocated parking spots is a rare and highly valuable commodity in major residential developments, benefiting multi-car households.
- Well-maintained grounds: The wider development is renowned for its beautifully manicured communal gardens and grounds, enhancing the overall appeal and community atmosphere.
- Prime suburban location: Situated in a highly sought-after South Dublin neighborhood, the address commands strong long-term desirability and solid capital growth potential.
- Proximity to retail: Residents enjoy effortless walking access to Dundrum Town Centre and Ballinteer Shopping Centre, providing world-class retail and dining options.
- Nearby green spaces: Marley Park is within easy reach, offering expansive recreational amenities, walking trails, and weekend markets for outdoor enthusiasts.
- Strong educational network: The surrounding area hosts a variety of highly regarded primary and secondary schools, making it an attractive prospect for families.
- Excellent transport connectivity: Local bus links and swift access to the M50 motorway ensure seamless commuting routes to Dublin City Centre and national road networks.
- Broad buyer appeal: The combination of generous space and prime location ensures robust future resale liquidity, appealing to downsizers, families, and investors alike.
But keep in mind:
- Substantial annual management fees: Service charges of approximately €3,500 per year represent a significant ongoing overhead that buyers must factor into their annual budgeting.
- Recent asking price drop: The recorded reduction of €50,000 down to €695,000 suggests initial overpricing or motivated sellers, which buyers can leverage during price negotiations.
- Stairs and elevator dependence: Penthouse living relies heavily on operational elevators; buyers should inspect lift reliability and plan for moving heavy furniture up levels.
- Roof maintenance vulnerability: Being on the top floor means the apartment sits directly beneath the roof structure, making it potentially susceptible to leaks or insulation issues.
- Elevated insurance premiums: Properties with flat or complex roof configurations and higher floor levels can sometimes attract higher building insurance or contents policy quotes.
- Management company scrutiny: Buyers must thoroughly review the owners management company accounts, sinking fund reserves, and upcoming capital expenditure plans to avoid sudden special levies.
- Acoustic isolation checks: Despite double glazing, top-floor apartments can sometimes experience wind noise turbulence; buyers should verify internal sound insulation levels.
- Window cleaning logistics: Reaching exterior glass on upper penthouse elevations can involve specialized contractor costs and coordinated access through the management company.
- Communal parking enforcement: Buyers should verify how the two designated parking spaces are legally assigned and whether visitor parking policies affect guests.
- Refuse management logistics: Depending on the specific block layout, transporting waste to centralized communal bins from a penthouse level can prove slightly inconvenient.
- Limited private garden space: The lack of a private ground-level garden means reliance entirely on the balcony for outdoor living, which may not suit avid gardeners.
- Service charge inflation risk: Historical trends in management fees across similar developments suggest ongoing inflationary pressures on annual maintenance costs.
- Shared amenity wear and tear: High-density developments experience heavy foot traffic in communal hallways and lifts, requiring diligent upkeep by the managing agent.
- Strict development bylaws: Management rules regarding pets, subletting, and alterations can sometimes impose restrictions on how owners utilize their property.
- Fire safety compliance: Buyers should ensure that the building's fire escape routes and compartmentation meet all current regulatory standards for penthouse apartments.
- Ventilation and humidity: Modern airtight apartments require diligent use of extraction systems to prevent condensation, particularly in internal bathrooms without windows.
- Potential staging masking defects: Because the interior is presented in turnkey condition, buyers should remain vigilant during surveys to ensure cosmetic updates do not hide underlying issues.
- Heating system age: While functional, the gas boiler should be inspected by a professional to determine its remaining operational lifespan and service history.
- External maintenance coordination: Painting and exterior repairs of the building facade are controlled entirely by the management company schedule rather than individual choice.
- Market liquidity risks: Penthouse price points can represent a niche segment in certain local markets, potentially influencing the speed of future resale under shifting economic conditions.
Price positioning
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- The asking price appears somewhat overvalued initially when considering the previous higher listing figure and standard square meter metrics, suggesting the seller started with an overly ambitious target before adjusting downwards to attract genuine market interest from buyers.
- Valuation signals indicate a premium is being sought due to the penthouse designation, generous 120 square meter floor area, B energy rating, and two designated parking spaces, though high annual management fees of 3,500 euros create ongoing holding costs that temper appeal.
- Factors that could support this asking price include strong local demand near Dundrum and Marlay Park coupled with turnkey condition, whereas substantial ongoing service charges and recent competing estate sales around 675,000 euros could undermine sustained buyer willingness.
- Relevant market dynamics involve a recent fifty thousand euro price reduction which demonstrates seller flexibility, widening the prospective purchaser pool to include first time buyers, downsizers, and investors searching in the Dublin 16 residential area.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom, two-bathroom penthouse apartment spanning approximately 120 square meters, featuring a spacious open-plan layout, gas heating, and double-glazed windows.
- Being a top-floor penthouse, a buyer should investigate potential issues related to roof insulation, roof maintenance liabilities managed by the owners' management company, and any history of leaks.
- Annual management fees are noted at approximately 3,500 euros, which a buyer should verify against the development's sinking fund, upcoming capital expenditures, and services covered.
- As an apartment within a multi-unit development, soundproofing between floors and compliance with current fire safety and building regulations should be independently verified.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,600 euro.
- Explanation: This property has a floor area of 120 square meters with a B energy rating and gas heating. While the B rating indicates good energy efficiency, the 120 square meter penthouse layout means heating requirements will align with standard mid-to-large apartment energy usage.
Pollution Safe
9/10Environmental situation to investigate
- The development is situated in a predominantly residential suburban area well away from major heavy industrial zones, major landfills, or prominent waste incinerators.
- Any minor legacy industrial sites in the wider Dublin 16 region are distant enough that direct localized pollution impact is considered low, though buyers should verify local environmental reports if concerned.
Flood Safe
9/10Water overflow reports to follow up
- The property is positioned as a penthouse apartment on an upper floor, naturally mitigating direct ground-level flood risks.
- The broader Ballinteer area generally exhibits a low apparent likelihood of widespread river or coastal flooding, though localized heavy rainfall pooling should always be checked during intense weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
34A BALLINTEER, BALLINTEER, DUBLIN 16
- Sale date
- Declared sale price
- €700,000.00
Recent sales in the wider Dublin 16 area
4 BALLINTYRE DOWNS, BALLINTEER, DUBLIN 16
- Sale date
- Declared sale price
- €675,000.00
32 MARLAY HOUSE, TAYLORS HILL, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €363,000.00
75 MARLAY VIEW, BALLINTEER AVE, BALLINTEER DUBLIN 16
- Sale date
- Declared sale price
- €445,000.00
23 KNOCKCULLEN PK, DUBLIN 16, DUBLIN
- Sale date
- Declared sale price
- €895,000.00
18 GLENLYON PARK, KNOCKLYON, DUBLIN 16
- Sale date
- Declared sale price
- €585,000.00
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: €6,950 — 1% of €695,000.
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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 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required.
- Annual home insurance: approximately 400 to 700 euro per year.
Forum Talk
What people are saying about this area
- Residents frequently praise Ballintyre for its exceptionally well-maintained communal grounds and peaceful atmosphere.
- Local community discussions often highlight the strong convenience of being within walking distance of Marley Park and Dundrum Town Centre.
- Public transport connectivity and ease of access to the M50 motorway are commonly noted as major advantages for commuters in the area.
- Potential buyers in local forums note that management fees in popular developments like Ballintyre should be factored into ongoing maintenance budgets.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The 120 sqm layout and three bedrooms provide ample room for young children, and nearby Marley Park offers fantastic outdoor recreation space, though apartment living involves navigating stairs or lifts and managing outdoor safety on upper floors.
- Teenagers7/10
Three well-proportioned bedrooms offer teenagers their own comfortable space, and the location close to local amenities and secondary schools makes daily life convenient for growing families.
- Multi-generational Living5/10
While the property features three bedrooms and two bathrooms across a generous 120 square metres, a single-level penthouse layout may offer less independent privacy for multi-generational households compared to a detached home.
- Single Buyers8/10
A spacious turn-key penthouse in a sought-after South Dublin development offers single buyers an upscale lifestyle with strong investment potential and low maintenance living.
- Couples9/10
The open-plan lounge and dining area, master ensuite, and sunny balcony provide an ideal setting for couples looking for modern, stylish living with excellent access to nearby cafes and restaurants.
- Empty Nesters9/10
This property is exceptionally well-suited for those looking to trade down, offering generous room proportions without the burden of maintaining a large private garden, all within a secure development.
- Retirees7/10
While the development is highly regarded and close to amenities, retirees should verify lift access and management services to ensure long-term comfort and ease of mobility.
Work
3 areas- Remote Working9/10
With c. 120 sqm of bright, well-proportioned living space and three bedrooms, there is ample flexibility to set up a dedicated home office for remote working.
- Hybrid Commuting8/10
Excellent public transport links and easy access to the M50 ensure convenient commuting options for hybrid workers heading into Dublin City Centre or surrounding business parks.
- Retired8/10
The low-maintenance nature of apartment living combined with turn-key condition makes this an attractive option for retirees, subject to verifying building management provisions.
Practical
8 areas- Ageing in Place6/10
While the single-level penthouse layout avoids interior stairs, buyers should verify lift reliability and accessibility from the two designated parking spaces for long-term comfort.
- Low Maintenance9/10
As a modern penthouse apartment in turn-key condition with managed grounds, exterior upkeep and maintenance requirements are minimal.
- Secure Gated Entry7/10
The property is positioned within a sought-after residential development known for well-maintained grounds, though buyers should verify specific security and access control features.
- Minimalist Design8/10
The bright, airy, open-plan layout and top-quality finishes lend themselves naturally to a clean, contemporary, and minimalist aesthetic.
- Flexible Floor Plans7/10
The generous 120 sqm layout featuring three well-proportioned bedrooms and open-plan living areas offers good adaptability for changing lifestyle needs.
- Heritage Home1/10
This is a modern apartment development rather than a traditional period or heritage property.
- Ecological Setup7/10
The property boasts a respectable B BER rating, indicating good energy efficiency for a modern apartment.
- Outdoor areas7/10
Features a sunny private balcony while benefiting from immediate proximity to the expansive green spaces of Marley Park and the development's maintained grounds.
Interests
9 areas- Gardening3/10
As a penthouse apartment featuring a sunny balcony rather than a private garden, opportunities for extensive gardening are limited to potted plants.
- Walking9/10
The property is located within walking distance of a wide range of local amenities and is right on the doorstep of the expansive Marley Park, ideal for regular walkers.
- Gym7/10
Various leisure facilities and local fitness options are within easy reach of the development.
- Cycling7/10
The surrounding suburban area provides good road connectivity, though cyclists should review local cycle lane infrastructure for commuting into the city.
- Golf6/10
South Dublin is home to several well-regarded golf courses within a reasonable driving distance from the area.
- Fishing2/10
The immediate residential and suburban location does not offer notable local fishing amenities.
- Horse Riding4/10
While closer to the foothills of the Dublin Mountains equestrian facilities can be found, the immediate area is heavily residential.
- Water Sports2/10
Inland suburban positioning means water sports require travel toward Dublin Bay or local reservoirs.
- Entertaining9/10
The spacious open-plan lounge, dining area, fully fitted kitchen, and sunny balcony make this penthouse exceptionally well-suited for hosting guests and social gatherings.
Lifestyle
5 areas- Quiet Living7/10
Positioned within a popular residential development known for beautifully maintained grounds, the penthouse setting generally offers a peaceful environment away from heavy street traffic.
- Rural Living2/10
Located firmly within a suburban South Dublin setting close to shopping centres and transport links, this property offers an urbanized lifestyle rather than rural seclusion.
- Village Living7/10
Proximity to local shopping conveniences, cafes, and community hubs gives the area a welcoming village-like atmosphere despite its suburban Dublin location.
- Coastal Living2/10
The property is situated inland in Ballinteer and does not offer direct coastal proximity or sea views.
- Urban Living8/10
With easy access to the M50 and public transport links providing seamless connectivity to Dublin City Centre, urban commuters and city-lovers will find the location highly convenient.
Social
6 areas- Community Involvement7/10
The established nature of the Ballintyre development fosters an active local community with nearby shopping centres and recreational parks acting as social hubs.
- Café Culture8/10
An excellent selection of local cafes and restaurants are within easy reach, complemented by the nearby Dundrum Town Centre.
- Nightlife5/10
While local dining options are plentiful, residents seeking vibrant nightlife will likely travel closer to Dublin City Centre or nearby urban centres.
- Health/Wellness groups7/10
Proximity to parks, local leisure facilities, and community spaces supports access to health and wellness activities.
- Networking Opportunities6/10
The location offers good connectivity to business hubs, though professional networking typically occurs closer to the city centre.
- Tech-Hub Connectivity7/10
Strong transport links and modern residential infrastructure provide reliable connectivity for tech professionals working remotely or commuting.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Current status
- active
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-F9203FHouseDelve · 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.