51 Merrion Village, Merrion Road, Ballsbridge, Dublin 4D04TK65
€445,000
2 Bed~1 Bath~50 m²~BER C
What you'll like:
- Prestigious Dublin 4 address: Situated in the heart of Ballsbridge, this property provides exceptional long-term prestige and desirability in one of the capital's most affluent neighborhoods.
- Substantial price reduction: The asking price was recently reduced by forty thousand euros, signaling motivated sellers and creating a more attractive entry point for buyers.
- Secure gated development: Controlled entry and gated access offer enhanced privacy and peace of mind for residents living in this leafy suburban enclave.
- Designated parking space: Includes a secure, allocated parking bay, which is an invaluable and rare commodity in this highly congested central location.
- Bright south facing balcony: The private outdoor terrace receives abundant natural light throughout the day, creating an ideal setting for outdoor dining and relaxation.
- Completely not overlooked: The sunny balcony enjoys a high degree of privacy as it is not directly overlooked by neighboring blocks or properties.
- Two double bedrooms: Offers two well-proportioned double bedrooms equipped with fitted wardrobes, accommodating couples, guests, or home office needs comfortably.
- Efficient ground floor access: Ground floor positioning eliminates dependence on lifts and makes coming and going with groceries or luggage remarkably straightforward.
- Mature landscaped grounds: The surrounding communal areas feature meticulous landscaping and mature trees, creating a tranquil and attractive living environment.
- Proximity to Sandymount Village: Residents are located just moments away from the vibrant cafes, local shops, and coastal charm of neighboring Sandymount Village.
- Excellent transport connectivity: The nearby DART station provides rapid, seamless rail access into Dublin city centre and along the scenic coastal route.
- Proximity to business hubs: Dublin's central business districts are within easy reach, making this an exceptionally convenient base for working professionals.
- Gas fired central heating: Features a reliable gas heating system which provides responsive warmth and efficient climate control throughout the apartment.
- Strong rental potential: Given the prime Dublin 4 location near major employment and educational hubs, the property holds strong appeal for buy-to-let investors.
- On site management: The development benefits from dedicated on site management, ensuring that maintenance issues and communal upkeep are addressed promptly.
- Compact manageable footprint: At fifty square meters, the layout minimizes cleaning and maintenance overheads while maximizing practical everyday usability.
- Walk-in condition potential: The interior spaces are well-maintained and clean, allowing new owners to move in immediately without executing urgent renovations.
- Proximity to coastal amenities: The nearby seafront provides wonderful walking and recreational opportunities for outdoor enthusiasts and weekend strollers.
- Established residential community: Located within a long-established neighborhood known for stability, high owner occupancy, and enduring property value retention.
- Appealing lifestyle balance: Combines quiet suburban sanctuary with immediate access to upscale urban dining, cultural venues, and city amenities.
But keep in mind:
- High annual service charges: Management fees of approximately three thousand five hundred sixteen euros per annum represent a significant ongoing holding cost to factor into your budget.
- Moderate energy rating: The C BER rating indicates that energy efficiency is only average, meaning heating bills could be higher and thermal upgrades might be warranted.
- Compact floor area: Measuring only fifty square meters, the apartment is relatively compact and may feel restrictive for growing families or those requiring extensive storage.
- Single bathroom configuration: Having only one bathroom serving both bedrooms could create morning bottlenecks for households with multiple occupants or frequent guests.
- Asking price adjustment history: The recorded history shows an initial overpricing followed by a notable forty thousand euro reduction, suggesting initial vendor resistance or softer current demand.
- Potential kitchen limitations: The fully fitted kitchen is part of a compact footprint and may lack expansive counter space or high-end integrated culinary appliances.
- Leasehold tenure considerations: Buyers should verify the remaining lease term and ground rent conditions, as these legal factors can impact future mortgageability and resale.
- Communal fee inflation risks: High existing management fees may continue to rise over time to fund major sinking fund works or general estate maintenance.
- Limited architectural flexibility: The apartment's small footprint and structural interior walls could severely restrict major remodeling or reconfiguring ambitions.
- Parking space security check: Buyers should inspect the exact location and physical security of the designated parking bay to ensure it is easily accessible.
- Visitor parking availability: It is worth investigating whether guest parking is readily available within the gated complex for visiting friends and family.
- Ground floor security concerns: Ground floor properties can sometimes be more susceptible to privacy issues or security vulnerabilities requiring vigilant window locks.
- Acoustic insulation review: Buyers should check the level of soundproofing between floors and adjacent apartments to ensure peace from overhead or neighboring footsteps.
- Storage constraints: Aside from fitted bedroom wardrobes, internal storage is relatively limited, which may require creative solutions for suitcases or bulky items.
- Sinking fund adequacy: Due diligence should confirm whether the management company holds a robust sinking fund to cover major capital expenditures like roof repairs.
- Potential rental caps: Investors must check local rent pressure zone regulations to understand any legal caps on potential rental income yields.
- Energy performance index: The energy performance indicator of two hundred twenty five kilowatt hours per year highlights room for insulation and heating efficiency improvements.
- Agent pricing strategy impact: The recent price drop may indicate the agent and vendor are testing the market floor, requiring careful comparative valuation before bidding.
- Lack of private garden: While the balcony is sunny and private, the absence of a true private garden means outdoor space is strictly confined to the terrace.
- Resale liquidity factors: Compact two-bedroom apartments in prime areas can experience cyclical demand shifts depending on broader economic conditions and mortgage lending rules.
Price positioning
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- The asking price appears somewhat undervalued given the prestigious Dublin 4 location, premium postal code dynamics, and the recent sizable asking-price reduction of forty thousand euros that signals increased seller motivation to secure a quicker transaction.
- The primary overvaluation and pricing signals stem from a high annual management fee of over thirty-five hundred euros and a modest C energy rating, which might deter budget-conscious buyers despite the generous south-facing balcony and secure designated parking.
- Factors that could support this price point include strong underlying demand for compact units in Ballsbridge and proximity to transport links, whereas factors that could undermine it involve ongoing maintenance costs and competition from alternative properties.
- Additional relevant context includes the compact fifty square meter layout which targets specific buyer demographics such as downsizers or investors, making the adjusted figure competitive relative to broader regional market expectations.
Build Analysis
What we know from similar construction types
- The property is a ground floor two-bedroom apartment extending to approximately 50 square metres, located within a secure gated development in Ballsbridge.
- Features gas-fired central heating and a south-facing balcony or terrace.
- A buyer should investigate the management company accounts, sinking fund status, and review the rules regarding the annual management fee of approximately 3,516 euros.
- Any planned capital expenditures or structural maintenance for the wider development should be verified by the management agent.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 700 to 900 euro.
- Explanation: Given the 50 square metre floor area and a C BER rating, gas fired central heating usage will be moderate, though actual costs will vary based on personal usage habits and energy price fluctuations.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
5/10Water overflow reports to follow up
- The property is located in Ballsbridge near both the coast and the River Dodder corridor, placing it in a region with notable exposure to both tidal and river flood mechanisms.
- Map data indicates very close proximity to mapped coastal and river flood zones, suggesting that extreme high tides or severe weather events could bring floodwaters near the development.
- As a ground floor apartment, the home lacks the added separation from ground level that upper-story units provide, making local surface water or near-door pooling more critical to monitor.
The property’s mapped location falls within a coastal flood area for an event with a 0.1% annual probability. This map does not account for flood defences.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
130 MERRION VILLAGE, MERRION RD, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €740,000.00
69 MERRION VILLAGE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,262,500.00
99 MERRION VILLAGE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €380,000.00
103 MERRION VILLAGE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €581,000.00
115 MERRION VILLAGE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €600,000.00
Recent sales in the wider Ballsbridge area
7 THORNFIELD, STILLORGAN RD, DUBLIN 4
- Sale date
- Declared sale price
- €1,600,000.00
22 GRAND CANAL WHARF, SOUTH DOCK ST, DUBLIN 4
- Sale date
- Declared sale price
- €549,000.00
60 SHELBOURNE PARK, SOUTH LOTTS RD, DUBLIN 4
- Sale date
- Declared sale price
- €517,000.00
41 SERPENTINE AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,100,000.00
90 BALLSBRIDGE WOOD, SHELBOURNE RD, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €860,000.00
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: €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 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro for a structural survey on a 50 square metre apartment.
- Annual home insurance: approximately 300 to 500 euro depending on the policy and contents coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight Ballsbridge as a highly desirable and secure residential neighbourhood with excellent village amenities.
- Local community discussions often focus on the convenience of proximity to the DART station, local cafes, and the seafront in Sandymount.
- Management fees in developments across the Dublin 4 area are a common topic of discussion among local homeowners and prospective buyers.
- The peaceful, leafy, and well-maintained environment of gated developments in the area is regularly praised by residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The apartment has two bedrooms and 50 square metres of floor area, which is compact for raising young children. While the development has mature communal grounds, families should investigate internal storage capacity and play space availability.
- Teenagers3/10
With only 50 square metres of space and one bathroom, accommodating teenagers would likely feel cramped. Privacy and independent study space are severely limited in an apartment of this footprint.
- Multi-generational Living2/10
A two-bedroom ground floor apartment measuring 50 square metres does not provide the spatial separation or independence required for multi-generational living setups.
- Single Buyers9/10
The property offers two double bedrooms, a designated parking space, and a sought-after Dublin 4 location close to transport links like the DART, making it ideal for single professionals or buyers entering the market.
- Couples9/10
An excellent fit for couples looking for a well-maintained home with a sunny south-facing balcony, secure gated entry, and convenient access to nearby villages and central business districts.
- Empty Nesters8/10
Ground floor access, low maintenance living, secure gated grounds, and proximity to cafes and the seafront make this an appealing option for downsizers looking for a manageable living space.
- Retirees8/10
The ground-floor layout helps avoid stairs, and the secure development with on-site management offers peace of mind. Buyers should verify if the management services adequately support long-term ageing in place.
Work
3 areas- Remote Working6/10
With 50 square metres across two bedrooms, finding a dedicated, quiet home office space without using a bedroom may be challenging. Buyers should verify broadband speeds and connectivity.
- Hybrid Commuting9/10
Excellent proximity to the DART station and Dublin's central business districts makes hybrid commuting highly convenient.
- Retired8/10
Well-suited for retirees seeking low-maintenance living close to urban amenities, healthcare services, and transport networks.
Practical
8 areas- Ageing in Place8/10
The ground-floor configuration eliminates internal stairs, though buyers should verify accessibility features such as doorway widths and bathroom layout for long-term suitability.
- Low Maintenance9/10
As a 50 square metre apartment with professionally managed communal grounds and exterior upkeep handled centrally, maintenance demands are minimal.
- Secure Gated Entry9/10
The development features gated access, a secure designated parking space, and on-site management, enhancing overall security and peace of mind.
- Minimalist Design8/10
The compact 50 square metre footprint naturally lends itself to a streamlined, minimalist lifestyle, supported by fitted wardrobes in both bedrooms.
- Flexible Floor Plans5/10
The layout is fixed with standard apartment partitioning, offering limited scope for major structural reconfiguration due to its 50 square metre size.
- Heritage Home2/10
This is a modern development apartment rather than a period or heritage property, featuring contemporary finishes and standard C BER energy performance.
- Ecological Setup5/10
Features gas-fired central heating and a C BER rating. Buyers looking to improve energy efficiency should investigate upgrade potentials and associated costs.
- Outdoor areas7/10
Enhanced by a large south-facing balcony/terrace that is not overlooked, providing a private outdoor space for natural light and al fresco dining, complemented by mature communal gardens.
Interests
9 areas- Gardening3/10
There is no private garden, only a sunny south-facing balcony/terrace and meticulously maintained communal areas managed by the development.
- Walking9/10
Proximity to Ballsbridge, Sandymount, the seafront, and local parks makes this an exceptional location for daily walking enthusiasts.
- Gym6/10
While local fitness facilities are accessible within the broader Ballsbridge and Dublin 4 area, buyers should investigate the specific proximity and membership options of nearby health clubs.
- Cycling8/10
The relatively flat terrain of Dublin 4 and proximity to central routes make cycling a viable option for commuting or recreation, though secure bicycle storage within the development should be verified.
- Golf6/10
Several established golf clubs in south Dublin are reachable by car or public transport, though none are immediately adjacent to the development.
- Fishing2/10
The urban coastal location offers limited direct freshwater fishing opportunities, though sea angling may be accessible further along the coast.
- Horse Riding2/10
Equestrian facilities are scarce in this dense urban and suburban district, requiring travel further out towards the Dublin mountains or surrounding counties.
- Water Sports6/10
Proximity to the coastline provides access to sea-based activities and water sports in the broader Dublin Bay area.
- Entertaining7/10
The living/dining room and large south-facing balcony that is not overlooked provide pleasant spaces for hosting guests, though the overall 50 square metre floor area places capacity constraints on larger gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a leafy, well-managed development with mature landscaping and gated access, offering a peaceful environment despite its central Ballsbridge location.
- Rural Living1/10
Located in a highly urbanised setting in Dublin 4, surrounded by residential developments, commercial amenities, and major transport corridors.
- Village Living9/10
Positioned just moments from the vibrant villages of Ballsbridge and Sandymount, placing cafes, restaurants, and local shops within very close walking distance.
- Coastal Living7/10
The seafront is within easy reach, providing convenient access to coastal walks and marine environments while retaining city-adjacent convenience.
- Urban Living8/10
Located approximately 5km from Stephen's Green with strong transport connectivity, placing Dublin's central business districts and urban amenities within easy reach.
Social
6 areas- Community Involvement6/10
The established neighbourhood offers local community groups and associations, though engagement largely depends on resident participation in the surrounding villages.
- Café Culture10/10
Ballsbridge and Sandymount are renowned for their vibrant cafe, restaurant, and social scenes, all located just moments from the property.
- Nightlife7/10
Good access to local pubs, hotel bars, and dining venues in Ballsbridge, with wider nightlife options easily reachable in Dublin city centre.
- Health/Wellness groups7/10
The area supports various pilates and stretching classes, wellness centres, and fitness groups typical of a well-resourced Dublin postal district.
- Networking Opportunities8/10
Proximity to Dublin's corporate hubs and central business districts provides strong networking potential for working professionals.
- Tech-Hub Connectivity8/10
Conveniently positioned relative to major employment and tech nodes across the south docklands and city centre areas.
Listing information
- Agent
- DNG Donnybrook
- Phone
- 01 260 0200
- Current status
- active
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-C9F005HouseDelve · 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.