Photograph 1 of 14 of 5 Hyde House, Clonfadda Wood, Mount Merrion Avenue, Blackrock, Co. Dublin
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5 Hyde House, Clonfadda Wood, Mount Merrion Avenue, Blackrock, Co. DublinA94P039

€625,000

2 Bed~2 Bath~82 m²~BER B

What you'll like:

  • Energy Efficient BER Rating: The property achieves a strong B energy rating with an indicator of 130.40, which should translate to lower heating bills and reduced carbon emissions for a buyer.
  • Generous Floor Area: Offering eighty-two square meters of internal space, this first-floor apartment provides significantly more breathing room than typical two-bedroom units currently available on the market.
  • Impressive Ceiling Heights: The high ceilings enhance the natural light and volume throughout the principal rooms, creating an exceptionally airy and grand atmosphere for residents and guests.
  • Dedicated Utility Cupboard: A large walk-in storage cupboard is plumbed for both a washing machine and a dryer, keeping noisy laundry appliances tucked away from the main living spaces.
  • Dual Balcony Access: Both the spacious living room and the principal bedroom feature glazed doors opening directly onto the private balcony, offering seamless indoor-outdoor connectivity and extra fresh air.
  • Inviting Living Room Fireplace: The living area features a warm focal point with a black slate hearth, timber surround, and mantle, providing a cozy atmosphere during cooler autumn and winter evenings.
  • Versatile Open Layout: The living space is generously proportioned to easily accommodate both formal dining and relaxed lounging zones, making it ideal for buyers who enjoy hosting social gatherings.
  • Well-Appointed Kitchen: Fitted with quality cabinetry, integrated appliances, and practical tiled flooring, the kitchen provides an efficient workspace that handles daily cooking demands with ease and minimal fuss.
  • Spacious Principal Bedroom: The main bedroom is exceptionally large, featuring extensive built-in wardrobes and custom storage cabinetry that easily accommodates all clothing and personal belongings without feeling cramped.
  • Private En-Suite Bathroom: The principal bedroom includes a convenient en-suite shower room fitted with a freestanding shower, WC, and wash hand basin, offering privacy away from the main bathroom.
  • Generous Second Bedroom: The second bedroom is a proper double room featuring built-in wardrobes, making it suitable for visiting guests, family members, or a functional dedicated home office setup.
  • Pleasant Garden Outlooks: Bedroom two overlooks the mature and beautifully maintained communal green spaces, providing a peaceful and calming visual connection to nature right from your window.
  • Quality Main Bathroom: The main bathroom includes a full-sized bath with an overhead shower attachment, offering a relaxing soaking option alongside practical everyday functionality for household members and visitors.
  • Extensive Hallway Storage: Beyond the utility space, the generous entrance hallway provides ample room for coats and shoes, helping to maintain a clutter-free environment from the moment you step inside.
  • Desirable Blackrock Location: Situated just off Mount Merrion Avenue, residents enjoy close proximity to Blackrock village, local boutiques, trendy cafés, and the scenic coastal amenities of south Dublin.
  • Excellent Public Transport: The nearby Blackrock DART station and multiple local bus routes offer direct, reliable rail and road connections into Dublin city centre for effortless daily commuting.
  • Proximity to Green Spaces: Blackrock Park is within easy reach, offering historic landscaped gardens, walking trails, and a picturesque lake for weekend relaxation and outdoor recreational activities.
  • Mature Residential Setting: Clonfadda Wood is a well-established and highly regarded development known for its leafy surroundings, privacy, and peaceful neighborhood ambiance away from heavy main road traffic.
  • Ideal Trading Down Option: The generous proportions, lift access, and low-maintenance apartment layout make this a perfect property for downsizers who want space without the burden of heavy garden upkeep.
  • Strong Investment Potential: Given the high demand for spacious two-bedroom properties near UCD and south Dublin employment hubs, this apartment represents a robust long-term asset for residential property investors.

But keep in mind:

  • Substantial Annual Management Fees: The development is managed by Wyse with an annual fee of approximately €3,000, which is an ongoing expense the buyer must factor into their yearly household budget.
  • Management Fee Increases: Buyers should verify whether the €3,000 management fee is subject to imminent hikes or special levies for upcoming roof repairs, window replacements, or major sinking fund projects.
  • First Floor Accessibility: While the property is on the first floor, buyers should check if there is a working elevator in Hyde House to ensure effortless moving of heavy furniture and groceries.
  • Communal Parking Regulations: Buyers need to investigate the exact parking allocation for apartment number five, including whether there is a designated space and if visitor parking is strictly enforced.
  • Potential Noise Transfer: Being an apartment building, buyers should verify sound insulation levels between floors and adjacent units to ensure privacy and minimal disturbance from neighbors overhead.
  • Service Charge Arrears Risk: Prospective purchasers should instruct their legal counsel to confirm that the current owner has cleared all historic management charges and that the management company is financially healthy.
  • Balcony Maintenance Responsibility: Buyers must check the building covenants to determine whether upkeep and repairs of the private balcony structure fall under individual owner responsibility or common funds.
  • Window Glazing Efficiency: While the BER rating is a strong B, buyers should inspect the double-glazed windows on the balcony doors to check for any seal failures or drafts during colder months.
  • Communal Garden Costs: The upkeep of the mature communal gardens is funded through service charges, so buyers should review landscaping contractor expenses to ensure funds are being spent efficiently.
  • Storage Heater or Heating Type: Buyers should verify the exact type of central heating system installed in the property to ensure efficiency and gauge typical winter energy consumption costs accurately.
  • Refuse Management Facilities: Prospective buyers should check the location and accessibility of communal bin stores within the development to ensure easy disposal of household waste and recycling materials.
  • Bicycle Storage Availability: Cyclists should investigate whether the development provides secure, covered bicycle parking facilities for residents, as storing bikes inside an apartment can create spatial constraints.
  • Pet Ownership Restrictions: Buyers with domestic pets should carefully review the development house rules to confirm whether dogs or cats are officially permitted within the apartment building complex.
  • Subletting and Tenancy Covenants: Investors must check the management company's rules regarding maximum rental caps or tenant registration requirements to ensure smooth operation of a buy-to-let investment.
  • Fire Safety Compliance: Legal representatives should verify that Hyde House holds up-to-date fire safety certificates and complies with all current apartment building regulations regarding communal escape routes.
  • Sinking Fund Balances: Buyers should request the most recent management company AGM minutes to inspect the health of the sinking fund and see if major capital expenditures are planned soon.
  • Mount Merrion Avenue Traffic: Traffic exiting Clonfadda Wood onto Mount Merrion Avenue during peak morning and evening rush hours should be evaluated by the buyer for potential congestion delays.
  • Kitchen Appliance Age: Since appliances are integrated, buyers should check the operational age and condition of the dishwasher, oven, and hob to anticipate any near-term replacement expenses.
  • Bathroom Ventilation Efficacy: The en-suite and main bathroom rely on extractor fans, so buyers should inspect for any historical moisture buildup or mold during their physical property inspection.
  • Broadband and Connectivity Speeds: Buyers dependent on remote working should verify the maximum available fiber broadband speeds at this specific address to ensure reliable high-speed internet access.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price appears broadly in line, with a slight undervaluation signal.
  • The asking price appears reasonably valued when comparing the listed figure against historical pricing patterns for apartments within the exact same development structure and immediate vicinity.
  • Valuation signals are supported by previous documented sales within the apartment block demonstrating strong alignment with the current €625,000 asking price point over recent years.
  • Potential factors that could support this pricing include high ceilings and a strong B energy rating while unexpected service charge increases might undermine buyer enthusiasm.
  • Additional relevance comes from the highly sought-after Blackrock coastal location combined with excellent transport links and spacious internal floor area which consistently drives steady demand.

Build Analysis

What we know from similar construction types

  • The property is a first-floor apartment within a mature development, featuring high ceilings and generous proportions across 82 square metres.
  • A buyer should investigate the management company records, sinking fund status, and confirm the exact annual service charge of approximately 3,000 euros managed by Wyse.
  • It is advisable to verify the sound insulation between floors and the operational status of the communal facilities, lift access, and waste management systems.
  • Check the building energy rating documentation and confirm that the appliances and heating systems within the apartment comply with current standards.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is around €700 to €1,000.
  • Given the property's efficient B BER rating and 82 m² floor area, energy consumption is expected to be relatively moderate compared to older properties.

Pollution Safe

9/10

Environmental situation to investigate

  • The development is located in a well-established residential suburb characterized by mature woodlands and residential properties, showing no immediate proximity to heavy industrial plants or active landfills.
  • Any historical or legacy industrial concerns in the wider south Dublin coastal region are distant, though buyers should verify local environmental reports for absolute peace of mind.

Flood Safe

9/10

Water overflow reports to follow up

  • The property is situated on an elevated inland avenue relative to the immediate coastline, suggesting a low overall susceptibility to coastal or tidal flooding.
  • Standard surface water drainage applies during heavy rainfall, and prospective buyers are advised to consult local flood maps to confirm specific site vulnerabilities.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 9 HYDE HOUSE, CLONFADDA WOOD, MOUNT MERRION AVE

    Sale date
    Declared sale price
    €635,000.00
  • 6 HYDE HOUSE, CLONFADDA WOOD, MOUNT MERRION AVE

    Sale date
    Declared sale price
    €605,000.00
  • 4 CLONFADDA WOOD, MOUNT MERRION AVE, BLACKROCK

    Sale date
    Declared sale price
    €1,460,000.00
  • 18 CLONFADDA WOOD, MOUNT MERRION AVE, BLACKROCK

    Sale date
    Declared sale price
    €1,580,000.00
  • 24 CLONFADDA WOOD, MOUNT MERRION AVENUE, BLACKROCK

    Sale date
    Declared sale price
    €1,500,000.00

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

No confidently matched previous sale was found in the Property Price Register.

Buyer fees*

Associated expenses guide

  • Stamp duty: approximately 1% to 2% of the purchase price (approx. €6,250 - €12,500 based on the asking price)
  • Solicitor legal fees: approximately €1,500 to €3,000 plus VAT and outlays
  • Land registration fees: approximately €400 to €800 depending on the property value and registration type
  • Property valuation fees: approximately €150 to €300
  • Surveyor fees: approximately €400 to €800 depending on the level of detail required
  • Annual home insurance: approximately €350 to €700 depending on the policy coverage

Forum Talk

What people are saying about this area

  • Residents frequently discuss the convenience of living along Mount Merrion Avenue, highlighting easy access to both Blackrock village and Stillorgan.
  • Local forums often praise the maturity and maintenance of the communal grounds within developments off Mount Merrion Avenue.
  • Commuters in the area frequently share updates regarding bus route reliability and peak-time traffic heading toward the city centre.
  • Discussions regarding Blackrock highlight the ongoing appeal of the local parks, coastal walks, and village amenities.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The apartment offers two double bedrooms and generous internal space, though families with very young children may miss having a private ground-floor garden rather than a first-floor balcony.

    6/10
  • Teenagers

    Two well-proportioned double bedrooms and good overall square footage provide adequate personal space for teenagers in an apartment setting.

    6/10
  • Multi-generational Living

    While the apartment is spacious at 82 square metres, a standard two-bedroom, two-bathroom layout has limited scope for multi-generational privacy.

    4/10
  • Single Buyers

    An exceptionally spacious two-bedroom apartment offering high ceilings, excellent storage, and convenient access to local amenities and transport links.

    9/10
  • Couples

    Generous proportions, high ceilings, a large living and dining area, and an en-suite principal bedroom make this a fantastic home for couples.

    9/10
  • Empty Nesters

    An ideal option for those looking to trade down without compromising on room sizes or ceiling heights, offering manageable first-floor apartment living.

    9/10
  • Retirees

    Well-maintained communal surroundings and a desirable Blackrock location suit retirees seeking convenience, though buyers should verify lift access to the first floor.

    8/10

Work

3 areas
  • Remote Working

    Includes excellent internal storage, a large walk-in storage cupboard, and a second bedroom well-suited for use as a home office.

    9/10
  • Hybrid Commuting

    Conveniently positioned for hybrid workers with Blackrock DART station and local bus routes providing direct links to Dublin City Centre.

    9/10
  • Retired

    Provides secure, manageable accommodation close to local services, healthcare, and transport links.

    8/10

Practical

8 areas
  • Ageing in Place

    Single-level apartment living is convenient, though buyers should verify the presence and operation of elevator access to the first floor.

    7/10
  • Low Maintenance

    Modern apartment living supported by a management company handling external upkeep and communal grounds.

    9/10
  • Secure Gated Entry

    Positioned within a mature private development, though buyers should verify specific security and entry gate arrangements.

    6/10
  • Minimalist Design

    Features clean lines, high ceilings, and laminate timber flooring, offering a great canvas for minimalist styling.

    7/10
  • Flexible Floor Plans

    Two large double bedrooms provide flexibility for guest accommodation, home working, or downsizing.

    7/10
  • Heritage Home

    A contemporary apartment within a mature development rather than a period heritage structure.

    3/10
  • Ecological Setup

    Benefits from a strong B BER rating, indicating good energy efficiency and lower heating demands.

    7/10
  • Outdoor areas

    Includes a private balcony accessible from both the living room and principal bedroom, complemented by mature communal gardens.

    6/10

Interests

9 areas
  • Gardening

    Private outdoor space is limited to a balcony, though residents can enjoy the beautifully maintained mature communal gardens.

    4/10
  • Walking

    Fantastic walking opportunities nearby, including the seafront, local coastal paths, and the historic Blackrock Park.

    9/10
  • Gym

    The south Dublin suburban location provides good access to local fitness centres and health clubs.

    7/10
  • Cycling

    Manageable cycling distance to local coastal amenities and surrounding south Dublin neighborhoods.

    7/10
  • Golf

    Proximity to several well-regarded golf clubs across the south Dublin region.

    7/10
  • Fishing

    Coastal proximity offers sea fishing potential nearby, though inland angling requires travel.

    4/10
  • Horse Riding

    Equestrian facilities are limited within this built-up suburban location.

    3/10
  • Water Sports

    Proximity to Dublin Bay and local coastal areas makes this a convenient base for water sports enthusiasts.

    8/10
  • Entertaining

    The exceptionally well-proportioned living room easily accommodates distinct living and dining zones and opens directly onto a private balcony.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Positioned within a mature and regarded development off Mount Merrion Avenue, offering a private setting while remaining close to established amenities.

    7/10
  • Rural Living

    Located in a well-established south Dublin suburb close to Blackrock village, far removed from a rural environment.

    2/10
  • Village Living

    Close proximity to the established amenities, independent businesses, and community feel of Blackrock village.

    8/10
  • Coastal Living

    Situated in Blackrock, offering easy access to the seafront, Dublin Bay, and Blackrock Park.

    8/10
  • Urban Living

    Approximately 8km south of Dublin City Centre with straightforward access via DART and bus routes, combining suburban comfort with urban connectivity.

    7/10

Social

6 areas
  • Community Involvement

    A mature development with an active local community presence in the surrounding Blackrock and Mount Merrion areas.

    7/10
  • Café Culture

    Blackrock village is renowned for its exceptional selection of cafés, restaurants, and independent lifestyle businesses.

    9/10
  • Nightlife

    Offers local pubs and restaurants in Blackrock village, with wider nightlife easily accessible by DART into the city centre.

    6/10
  • Health/Wellness groups

    Good local access to wellness classes, gyms, parks, and health-focused community groups.

    8/10
  • Networking Opportunities

    Proximity to business hubs in south Dublin and easy transport access into the city centre support professional networking.

    7/10
  • Tech-Hub Connectivity

    Straightforward connectivity to major south Dublin employment and tech nodes such as Sandyford as well as the city centre.

    8/10

Listing information

Agent
George & Maguire Properties
Phone
01 2844344
Published on HouseDelve
26 September 2026
Correction
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Property reference: HD-F33384HouseDelve · Republic of Ireland

Report 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.