52 Abby Well, Chapel Road, Kinsealy, Malahide, County DublinK36V638
€379,950
2 Bed~1 Bath~62 m²~BER C1
What you'll like:
- Own private entrance: The property features its own front door access which provides enhanced privacy and avoids shared internal hallways for residents.
- Upgraded interior condition: The apartment has been meticulously maintained and upgraded by the current owner to ensure a modern move-in ready experience.
- Open plan living: The spacious kitchen, dining, and living area provides a flexible layout that maximizes the interior footprint for daily comfort.
- Generous outdoor space: A large sun-trapped wraparound balcony finished with cobblelock offers an exceptional private area for outdoor living and entertaining.
- Dedicated utility room: Having a separate utility room adds valuable organizational space and keeps laundry appliances neatly tucked away from living areas.
- Quality flooring finishes: The entrance hall and kitchen feature stylish marble flooring while living spaces showcase attractive decorative timber floors throughout.
- Integrated kitchen appliances: The sale includes essential white goods such as a dishwasher, hob, oven, and fridge which reduces upfront move-in costs.
- Fitted bedroom storage: Both bedrooms include built-in wardrobes that optimize floor space and provide immediate storage solutions for new occupants.
- Abundant natural light: The primary bedroom benefits from a large corner window that fills the room with bright morning or afternoon sunlight.
- Modern bathroom amenities: The family bathroom is fully tiled and equipped with a Triton electric shower, heated towel rail, and a hot press.
- Double glazed windows: Fitted uPVC double glazed windows help retain internal heat and provide effective acoustic insulation against external street noise.
- Gas fired central heating: The property benefits from an efficient gas central heating system which ensures reliable warmth during colder winter months.
- Assigned parking space: The listing includes one designated parking space along with ample visitor parking for guests and arriving family members.
- Communal bike storage: Residents have access to a secure communal storage area specifically designed for bicycles which is ideal for active commuters.
- Proximity to Dart station: Portmarnock DART station is located just minutes away, offering fast and regular rail connections into Dublin city centre.
- Convenient bus links: Commuter bus routes are readily available on the nearby Malahide Road to provide alternative public transport options.
- Airport accessibility: Dublin Airport is within a short driving distance which makes this location highly practical for frequent flyers and aviation workers.
- Major motorway access: The close proximity to the M50 and M1 motorways ensures seamless driving commutes across the wider regional road network.
- Vibrant local villages: The property is situated a short distance from both Portmarnock and Malahide Village with their array of shops and restaurants.
- Strategic asking price adjustment: A minor €50 reduction in the recorded asking price suggests a motivated seller open to sensible market negotiations.
But keep in mind:
- Manageable floor area: The total floor area of 62 square meters is relatively compact, meaning buyers should carefully evaluate long-term space requirements.
- Annual management fees: The property incurs an annual management fee of 1,106 euros which buyers must factor into their ongoing monthly ownership budgeting.
- Single bathroom constraint: With only one bathroom serving the two bedrooms, morning routines may experience scheduling bottlenecks during busy household periods.
- Apartment living restrictions: As part of a managed development, residents must adhere to communal rules regarding pets, noise levels, and exterior alterations.
- C1 energy rating: A BER rating of C1 is moderately efficient but may prompt future owners to consider upgrades to reduce heating bills.
- Limited structural storage: Aside from fitted bedroom wardrobes and the utility room, overall built-in storage within the main living quarters is somewhat restricted.
- Balcony maintenance obligations: The large wraparound outdoor balcony will require regular cleaning and upkeep to prevent weathering and maintain aesthetic appeal.
- Visitor parking limits: While visitor parking is available, unallocated spaces may become scarce during peak evening hours or weekends when residents are home.
- Open plan cooking odors: The combined kitchen and living area means cooking aromas can easily permeate the main social spaces without physical partition doors.
- Exposed corner window: The large corner window in the primary bedroom should be checked for potential thermal bridging or heat loss during winter.
- Gas boiler lifespan: Buyers should verify the age and service history of the gas fired central heating boiler to budget for potential future replacement.
- Service charge increases: Management company fees are subject to future inflation and increases, which could impact the long-term cost of property ownership.
- Communal area upkeep: Prospective buyers should inspect the overall condition of shared stairwells, pathways, and gardens to gauge management company performance.
- Traffic noise considerations: Proximity to major access routes like the Malahide Road may introduce ambient traffic noise during peak morning and evening hours.
- Lack of private garden: The absence of a ground-level private garden means outdoor space is entirely restricted to the elevated wraparound balcony.
- Limited floor plan flexibility: The apartment layout is fixed, offering little opportunity for major interior reconfiguration without significant structural engineering works.
- Bicycle security reliance: Communal bicycle storage areas should be inspected to ensure adequate physical security measures are in place against potential theft.
- Waste management arrangements: Buyers should clarify the location and operation of communal refuse disposal facilities within the apartment development.
- Asking price history plateau: The very minor price adjustment indicates the seller is holding firm on valuation, leaving limited room for aggressive initial discounting.
- Future development surround: Buyers should investigate local zoning plans to ensure no upcoming nearby construction projects might impact views or local traffic.
Price positioning
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- The asking price appears undervalued when compared against historical transactions within the same development, where recent sales of similar residential units have achieved noticeably higher figures despite comparable square footage and general location characteristics.
- Under-valuation signals are highlighted by a very modest initial asking-price reduction of fifty euros alongside nearby comparable sales reaching well above three hundred thousand euros, suggesting a potentially competitive marketing strategy designed to attract multiple bidders.
- Factors that could support such an aggressive pricing level include strong commuter demand near Malahide and excellent transport links, whereas factors undermining it involve potential market resistance or fierce competitive bidding driving the final transaction cost upward.
- Relevant contextual observations include the inclusion of white goods, a C1 energy rating, and management fees of one thousand one hundred six euros per annum, all of which heavily influence buyer calculations regarding total cost of ownership.
Build Analysis
What we know from similar construction types
- The property is an own-door two-bedroom apartment spanning approximately 62 square meters with a C1 BER rating, featuring uPVC double-glazed windows and gas-fired central heating.
- Features include a wrap-around balcony, a separate utility room, and marble and decorative timber flooring, indicating recent upgrades by the current owner.
- A management fee of €1,106 per annum applies, which a buyer should verify covers adequate building insurance, waste management, and upkeep of communal areas, parking, and bicycle storage.
- The buyer should investigate the sound insulation between adjoining units, the condition of the exterior balcony structure, and request management company accounts and minutes to check for upcoming levies or major maintenance works.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: Based on the property's 62 m² floor area, C1 BER rating, and gas-fired central heating system, energy consumption is expected to be moderate for a two-bedroom apartment of this size.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and suburban, showing low apparent proximity to major industrial pollution sources, heavy manufacturing, or large active landfills.
- Any historical or localized environmental concerns regarding legacy land use in the wider district remain matters for potential buyers to investigate during standard property due diligence.
Flood Safe
8/10Water overflow reports to follow up
- Official mapping indicates that the property is situated just outside the boundaries of modelled river flood zones.
- The short distance to nearby mapped flood areas means that extreme weather events warrant careful consideration despite the property not being directly within a zone.
- As a first-floor or elevated apartment style layout, the primary living accommodation benefits from greater physical separation from surface water accumulations.
The property is outside the mapped flood area. But the nearest mapped area is approximately 13 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
54 ABBY WELL, KINSEALY LANE, MALAHIDE
- Sale date
- Declared sale price
- €535,000.00
24 ABBY WELL, CHAPEL RD, KINSEALY
- Sale date
- Declared sale price
- €515,000.00
6 ABBY WELL, CHAPEL RD, KINSEALY
- Sale date
- Declared sale price
- €460,000.00
11 ABBY WELL, KINSEALY, CO DUBLIN
- Sale date
- Declared sale price
- €470,000.00
APT 41, ABBY WELL, KINSEALY
- Sale date
- Declared sale price
- €320,000.00
Recent sales in the wider Kinsealy area
13 BIRCHDALE CLOSE, KINSEALY, SWORDS
- Sale date
- Declared sale price
- €420,000.00
8 SEABURY HEIGHTS, MALAHIDE, DUBLIN
- Sale date
- Declared sale price
- €705,000.00
47A YELLOW WALLS RD, MALAHIDE, DUBLIN
- Sale date
- Declared sale price
- €900,000.00
27 BISCAYNE, COAST RD, MALAHIDE
- Sale date
- Declared sale price
- €1,130,000.00
8 MABESTOWN, BACK RD, MALAHIDE
- Sale date
- Declared sale price
- €2,725,000.00
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: €3,799.5 — 1% of €379,950.
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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: €1,500 to €2,500 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on property value and registry type.
- Property valuation fees: €150 to €300 for a mortgage or independent valuation.
- Surveyor fees: €400 to €800 for a structural pre-purchase survey.
- Annual home insurance: €300 to €600 depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents in the Kinsealy and Malahide areas frequently discuss the convenience of transport links, highlighting the proximity of both Portmarnock DART station and frequent bus routes along the Malahide Road.
- Community discussions often note the balanced lifestyle offered by the location, combining suburban tranquility with easy access to coastal amenities in Portmarnock and Malahide village.
- Local forums frequently mention the ongoing demand for properties in well-maintained developments like Abby Well, particularly appealing to first-time buyers and downsizers.
- Traffic flow and peak-hour commuting times along the main arterial routes towards the M50, M1, and Dublin Airport are common topics among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The apartment has two well-proportioned bedrooms, making it suitable for a small young family, though space is limited at 62 square metres.
- Teenagers4/10
With only one bathroom and 62 square metres of floor area, accommodating teenagers along with parents would feel quite cramped.
- Multi-generational Living2/10
The compact two-bedroom layout lacks the independent living spaces or multiple bathrooms necessary for multi-generational living.
- Single Buyers9/10
An ideal entry-level option for single buyers, offering a manageable two-bedroom footprint, own front door access, and proximity to commuter links.
- Couples9/10
Well-suited for couples starting out or trading down, featuring an open-plan kitchen, living, and dining area alongside a sunny wrap-around balcony.
- Empty Nesters8/10
A great choice for those looking to downsize to a low-maintenance apartment with designated parking and easy access to nearby villages.
- Retirees7/10
The own front door apartment style offers convenience, though buyers should verify if there are any steps or internal layout constraints regarding long-term accessibility.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows for a potential home office setup in the second bedroom, though buyers should verify broadband speeds.
- Hybrid Commuting8/10
Well-positioned for hybrid workers with easy access to commuter bus links on the Malahide Road and Portmarnock DART station nearby.
- Retired8/10
An easily manageable single-level apartment style that appeals to retirees seeking low upkeep and close proximity to local services.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living is convenient, though buyers should verify stair access if applicable and check long-term suitability for accessibility needs.
- Low Maintenance9/10
As a 62 m² apartment with management services covering shared upkeep, maintenance demands are minimal compared to a traditional house.
- Secure Gated Entry5/10
The property features its own front door and designated parking, but buyers should verify the full security features of the wider development.
- Minimalist Design8/10
The open-plan layout, marble flooring accents, and efficient size lend themselves well to a streamlined, minimalist lifestyle.
- Flexible Floor Plans5/10
With a fixed 62 m² footprint and two bedrooms, structural flexibility is limited, though the second room offers versatile use as an office or guest space.
- Heritage Home1/10
This is a modern, upgraded apartment rather than a period or heritage property.
- Ecological Setup6/10
The property holds a C1 BER rating, and buyers may wish to investigate potential energy efficiency upgrades to improve performance further.
- Outdoor areas8/10
Features a notably large, sunny wrap-around balcony finished in cobblelock, providing excellent private outdoor living space.
Interests
9 areas- Gardening4/10
There is no private garden, but the property features a large sunny wrap-around balcony suitable for potted plants and container gardening.
- Walking8/10
Good proximity to Portmarnock and Malahide provides plenty of scenic walking routes, coastal paths, and local amenities within reach.
- Gym6/10
Fitness enthusiasts will need to travel slightly to local gym facilities, as none are explicitly integrated into the immediate apartment development.
- Cycling8/10
The development benefits from a communal storage area for bicycles, making it convenient for cyclists navigating the local area.
- Golf8/10
The Malahide and Portmarnock areas are renowned for their prestigious golf clubs and courses, situated within a short radius.
- Fishing5/10
Coastal proximity offers sea fishing opportunities nearby, though buyers interested in inland angling should research specific local rivers and lakes.
- Horse Riding4/10
While equestrian facilities exist in the wider Fingal county, they are not immediately adjacent to this suburban apartment development.
- Water Sports8/10
Close proximity to the coast at Portmarnock and Malahide facilitates various water sports and beach activities.
- Entertaining8/10
The open-plan kitchen and living area flows directly out to a large sun-trapped wrap-around balcony, which is ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a suburban setting near Kinsealy and Malahide, offering a generally peaceful residential atmosphere away from city centre congestion.
- Rural Living3/10
This is a suburban apartment setting rather than a rural environment, lacking countryside seclusion or large private land plots.
- Village Living8/10
Situated within a short distance from both Portmarnock and Malahide Village, providing convenient access to local shops, cafes, and amenities.
- Coastal Living8/10
Proximity to coastal locations like Portmarnock and Malahide offers great opportunities for seaside walks and coastal scenery.
- Urban Living6/10
While not in the heart of Dublin city, it provides convenient access to commuter bus links, the M50 and M1, and the DART station.
Social
6 areas- Community Involvement6/10
Suburban apartment living offers moderate community engagement through local residents and nearby village associations.
- Café Culture8/10
Proximity to Malahide and Portmarnock villages ensures a vibrant local café culture and dining scene.
- Nightlife6/10
Local pubs and restaurants are available in nearby villages, though major nightlife hubs require travel into Dublin city.
- Health/Wellness groups7/10
Access to local community centers and nearby towns supports participation in pilates & stretching classes and wellness groups.
- Networking Opportunities5/10
Primarily a residential suburban area, meaning professional networking will mostly take place elsewhere or via commuting.
- Tech-Hub Connectivity7/10
Good transport links to Dublin Airport and the M50/M1 corridors provide reasonable connectivity to wider business networks.
Listing information
- Agent
- Noel Kelly Auctioneers Ltd
- Phone
- 01 846 2752
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-89D78AHouseDelve · 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.