56 Highgrove, Mount Talbot, Clondalkin, Dublin 22D22A785
€275,000
2 Bed~2 Bath~85 m²~BER C
What you'll like:
- Ground floor convenience: The apartment is situated on the ground floor, which provides exceptionally easy access without the daily hassle of climbing stairs or relying on lifts. This is particularly appealing for buyers with mobility concerns or those who frequently carry heavy groceries.
- Spacious floor area: Offering eighty-five square meters of living space, this property is notably larger than many standard two-bedroom apartments on the market. Buyers will benefit from more generous room proportions and comfortable everyday living arrangements.
- Generous open plan living: The expansive kitchen, dining, and living room spans over ten meters by five meters, creating a fantastic focal point for entertaining. This versatile layout accommodates modern lifestyles and allows for flexible furniture placement.
- Dual outdoor spaces: Featuring two separate balconies, residents have multiple private spots to enjoy fresh air and outdoor relaxation. This rare apartment feature enhances natural light penetration and provides a pleasant extension of the indoor living areas.
- Master bedroom ensuite: The generously sized master bedroom includes a private ensuite bathroom, adding a touch of luxury and daily convenience. This setup ensures privacy for homeowners and reduces morning congestion in the main household bathroom.
- Dedicated underground parking: The inclusion of a designated underground parking space provides secure off-street accommodation for a vehicle. Buyers with cars will appreciate the protection from weather elements and the added peace of mind regarding vehicle safety.
- Accessible public transport: Located near the Red Cow Luas stop, the property offers fantastic rail connectivity into the city center and beyond. This makes commuting remarkably straightforward for professionals working in central Dublin without relying on a car.
- Natural gas heating: Equipped with natural gas central heating, the home benefits from an efficient and responsive warmth system. Gas heating is generally preferred by Irish buyers for its cost-effectiveness and reliability compared to outdated electric alternatives.
- Established construction era: Built circa 2004, the building represents a relatively modern era of construction that typically features contemporary cavity walls and better insulation. Buyers can expect fewer of the structural obsolescence issues commonly found in older housing stock.
- Mains services connected: The property is fully hooked up to standard mains water and sewage services, ensuring seamless day-to-day utility management. This avoids the complications and maintenance costs associated with private septic tanks or well water systems.
- Passenger lift available: The development includes both stairs and a passenger lift, ensuring that upper-level communal areas remain easily reachable. While this ground floor unit does not strictly require the lift for entry, it benefits visitors and overall building accessibility.
- Attractive asking price: Priced at two hundred seventy-five thousand euros, the property presents an accessible entry point into the Dublin residential market. First-time buyers and investors may find this valuation competitive relative to its generous square meterage.
- Stable asking price: The tracked pricing history shows no recorded increases or decreases from its initial entry point into the market. This stability suggests the seller is currently holding firm on valuation, providing a clear baseline for your initial negotiations.
- Sound rental potential: The combination of two bedrooms, two bathrooms, and strong commuter links makes this an attractive option for prospective landlords. Investors should evaluate local rental yields to determine if the property meets their portfolio income requirements.
- Manageable maintenance footprint: As an apartment unit, exterior upkeep and communal groundskeeping are handled by the management company. This frees up significant time for busy professionals who prefer a lock-up-and-go lifestyle without gardening duties.
- Established residential pocket: Mount Talbot is a well-known residential enclave within Clondalkin, offering a settled neighborhood atmosphere for residents. Buyers can integrate into a pre-existing community with local conveniences already established over the years.
- Practical room dimensions: Both secondary and master bedrooms feature functional layouts that comfortably accommodate double beds and storage furniture. This ensures that household members or guests will not feel cramped in their private sleeping quarters.
- Clear layout distribution: The separation between the expansive living areas and the private bedroom wing creates a sensible floor plan. This architectural arrangement helps noise management within the home, keeping sleeping areas quieter when entertaining guests.
- Readily available agents: The listing is managed by an established estate agency, ensuring that inquiries and viewing requests can be handled professionally. Buyers can expect structured communication channels throughout the property acquisition process.
- Future modernization upside: The C energy rating leaves room for energy efficiency upgrades that could lower utility bills over time. Buyers with renovation budgets can gradually implement improvements such as better windows or smart thermostats to enhance value.
But keep in mind:
- Substantial management fees: Annual management charges of twenty-one hundred euros represent a notable ongoing yearly expense that reduces disposable income. Buyers must factor this recurrent cost into their long-term budgeting alongside mortgage repayments and local property taxes.
- Moderate energy rating: The C energy rating indicates that while the property is habitable, it may not meet the highest contemporary standards of thermal efficiency. Buyers should investigate potential heat loss and budget for future insulation upgrades to reduce monthly utility costs.
- Underground parking security: While designated underground parking is a plus, buyers should verify the physical security measures of the garage. Investigate whether there are active security gates, CCTV monitoring, and adequate lighting to deter vehicle break-ins.
- Management company oversight: Buyers need to conduct thorough due diligence regarding the health of the owners management company and sinking funds. Request recent AGM minutes and accounts to ensure there are no looming special levies for major building repairs.
- Elevator maintenance costs: The inclusion of a passenger lift in the development can lead to higher long-term maintenance expenses for the owners. Frequent repairs or mandatory modernization of lifts often result in sudden increases in annual service charges.
- Ground floor vulnerabilities: Being situated on the ground floor can sometimes expose residents to higher street-level noise, reduced privacy, and potential security concerns. Buyers should inspect the window locks and assess the positioning relative to pedestrian pathways.
- Balcony privacy limitations: Having two balconies is appealing, but buyers should check how overlooked these outdoor spaces are by neighboring apartments. Close proximity to other units can significantly impact the privacy and enjoyment of your outdoor areas.
- Asking price firmness: The absence of any recorded price adjustments in the tracking history indicates that the seller may have rigid price expectations. Prospective buyers should prepare for potentially stubborn negotiations when attempting to secure the property below asking.
- Apartment density living: Living in a multi-unit development involves close proximity to neighbors, which can occasionally lead to noise transmission issues. Buyers should inquire about the building's soundproofing qualities and existing rules regarding quiet hours.
- Commuter congestion risks: While the Red Cow Luas stop provides great transit, the surrounding arterial roads and junctions can suffer from severe peak-hour traffic. Buyers who rely on driving should personally test commute times during typical rush hour conditions.
- Internal hallway complexity: The entrance hallway features unusual multi-angled dimensions measuring nearly six meters by over two meters. Buyers should consider how this awkwardly shaped space affects furniture moving and whether it wastes usable square meterage.
- Single bathroom dependence: Although there is an ensuite, the main household bathroom is the only other facility for the second bedroom and visitors. Multi-occupant households should evaluate whether a single main bathroom creates logistical bottlenecks during busy mornings.
- Lack of private garden: Despite having two balconies, the property lacks a traditional private lawn or garden area for outdoor recreation. Pet owners or gardening enthusiasts might find the lack of ground-level outdoor space restrictive for their lifestyle needs.
- Potential rental caps: Depending on local designation rules, prospective investors must verify whether the property falls within a rent pressure zone. This designation restricts the amount annual rental income can be increased, directly impacting long-term investment returns.
- Service charge inflation: Management fees can increase year-on-year to match rising insurance premiums and general maintenance contractor costs. Buyers must anticipate that a twenty-one hundred euro fee may scale upwards significantly over the life of their mortgage.
- Limited structural storage: The provided floor plan details bedrooms and living areas but does not explicitly highlight dedicated internal storage cupboards. Buyers should inspect the apartment closely to ensure there is adequate space for bulky household items and linens.
- Communal area upkeep: The quality of shared hallways, stairs, and lift interiors depends entirely on the diligence of the management company. Buyers should carefully inspect these communal zones during viewings to check for signs of deferred maintenance or neglect.
- Fire safety compliance: Multi-story apartment buildings require rigorous adherence to modern fire safety standards and compartmentation rules. Buyers should request confirmation that the management company has fully addressed all contemporary fire compliance regulations.
- Waste management logistics: Buyers should check the location and capacity of the communal refuse and recycling facilities within the development. Inconveniently placed or poorly managed bin stores can become a persistent nuisance for ground-floor residents.
- Resale market liquidity: Two-bedroom apartments in large suburban developments often face heavy competition from similar units when it comes time to sell. Buyers should consider how easily they could exit the property if their personal circumstances change in the future.
Price positioning
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- The asking price of €275,000 appears notably undervalued when evaluated against verified historical register data for similar apartments within the exact same development, which indicate higher achieved market values over recent years.
- Strong valuation signals emerge from contrasting the static listing figure against established residential records in the vicinity, pointing to a potentially aggressive pricing strategy designed to stimulate competitive interest and generate multiple bidding offers.
- Such a competitive price point could be supported by robust local demand for well-connected suburban apartments near transport links, though it might be undermined by ongoing management fee liabilities of €2,100 per annum impacting buyer affordability.
- Additional relevant factors include the property providing two bedrooms, two bathrooms, and two balconies across eighty-five square metres, offering substantial accommodation that enhances its fundamental attractiveness relative to the current asking figure.
Build Analysis
What we know from similar construction types
- The property is a ground floor two-bedroom apartment built circa 2004, offering a floor area of approximately 85 square metres with two balconies and designated underground parking.
- Features include gas-fired central heating and access via stairs and a lift.
- A buyer should investigate the management company accounts, sinking fund status, and what is covered under the annual management fees of 2,100 euros, as well as verifying fire safety and structural compliance for apartment blocks built in this era.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,000 euro to 1,400 euro.
- This estimate is based on the 85 square meter floor area and a C BER rating, assuming typical natural gas central heating usage for an apartment of this size.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- General topographical indicators suggest the area is not traditionally noted as a high-risk flood zone, though local surface water pooling during extreme weather should be investigated.
- Prospective buyers are advised to consult official local authority flood maps and environmental reports to confirm the exact flood risk profile for the specific site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 69 HIGHGROVE, MOUNT TALBOT, MONASTERY RD DUBLIN 22
- Sale date
- Declared sale price
- €340,000.00
98 HIGHGROVE, MOUNT TALBOT, CLONDALKIN
- Sale date
- Declared sale price
- €323,000.00
122 HIGHGROVE, MOUNT TALBOT MONASTERY ROAD, CLONDALKIN
- Sale date
- Declared sale price
- €274,000.00
APT 115 HIGHGROVE, MOUNT TALBOT, MONASTERY ROAD
- Sale date
- Declared sale price
- €267,000.00
75 HIGHGROVE, MOUNT TALBOT, CLONDALKIN
- Sale date
- Declared sale price
- €257,500.00
Recent sales in the wider Mount Talbot area
33 NEW RD, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €605,000.00
APT 43 - WEAVER COURT, NEILSTOWN ROAD, DUBLIN 22
- Sale date
- Declared sale price
- €250,000.00
69 ST JOHNS PARK, CLONDALKIN, DUBLIN 22
- Sale date
- Declared sale price
- €425,000.00
255 CHERRYWOOD LAWN, NANGOR RD, CLONDALKIN DUBLIN 22
- Sale date
- Declared sale price
- €440,000.00
44 CASTLEGRANGE SQ, NEW NANGOR RD, CLONDALKIN DUBLIN 22
- Sale date
- Declared sale price
- €303,000.00
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: €2,750 — 1% of €275,000.
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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 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 800 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 350 euro to 600 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents note that the Mount Talbot development offers convenient access to the Red Cow Luas stop, making commuting into Dublin city centre relatively straightforward.
- Discussions regarding management fees in the area often highlight the importance of verifying what services are covered, particularly for developments with underground parking and lifts.
- Locals frequently mention the strong sense of community and the proximity to local shops, schools, and essential amenities in Clondalkin.
- Traffic congestion during peak hours around major arterial routes and the Red Cow interchange is a common topic among motorists in the wider neighbourhood.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The ground-floor two-bedroom layout provides easy access without stairs, which is helpful for prams. However, apartment living with two bedrooms offers limited space for growing families.
- Teenagers4/10
A two-bedroom apartment provides restricted privacy and personal space for teenagers, though the two bathrooms are a convenient feature.
- Multi-generational Living2/10
With only two bedrooms and 85 square metres of floor area, this property is far too compact for multi-generational living arrangements.
- Single Buyers9/10
An 85-square-metre ground-floor apartment with two bedrooms and two bathrooms is exceptionally well-sized for single buyers seeking manageable space and low maintenance.
- Couples9/10
The configuration offers plenty of room for couples, featuring an open-plan kitchen, dining, and living area alongside two well-proportioned bedrooms.
- Empty Nesters8/10
Ground-floor access, lift facilities, and manageable square footage make this an appealing option for those looking to downsize.
- Retirees8/10
The ground-floor setting removes the burden of climbing stairs, and the management company handles external upkeep, though management fees of €2,100 per annum should be factored into retirement budgets.
Work
3 areas- Remote Working7/10
The second bedroom can easily be adapted as a home office, and the open-plan living area offers flexible workspace arrangements.
- Hybrid Commuting9/10
The proximity to the Red Cow Luas stop and excellent public transport links make this an ideal base for hybrid commuters traveling into Dublin city centre.
- Retired8/10
Low maintenance requirements and ground-floor access suit retirees well, provided they are comfortable with apartment management structures.
Practical
8 areas- Ageing in Place8/10
Being on the ground floor with lift access and no internal stairs makes this home very suitable for ageing in place, though buyers should check doorway widths for future mobility needs.
- Low Maintenance9/10
As an apartment built circa 2004 with managed common areas and designated underground parking, exterior upkeep is handled by the management company.
- Secure Gated Entry7/10
Features designated underground parking and a secure apartment block structure, though specific gated entry mechanisms should be verified.
- Minimalist Design8/10
The open-plan living and kitchen area provides a clean, contemporary layout well-suited to minimalist interior styling.
- Flexible Floor Plans6/10
The 85 square metres includes a spacious open-plan hub and two bedrooms, offering standard flexibility for a two-bedroom apartment.
- Heritage Home1/10
Built circa 2004, this is a modern property rather than a period or heritage home.
- Ecological Setup5/10
The property holds a C BER rating, indicating that energy efficiency could potentially be improved beyond current standards.
- Outdoor areas6/10
While there is no private garden, the property benefits from two balconies providing private outdoor sitting space.
Interests
9 areas- Gardening2/10
The property features two balconies rather than a private garden, limiting opportunities for traditional gardening.
- Walking6/10
The location offers access to local suburban pathways and amenities, though it is primarily designed around vehicular and public transport commuting.
- Gym6/10
Buyers should investigate local fitness facilities and commercial gyms in the wider Clondalkin area, as none are explicitly integrated on-site.
- Cycling5/10
Commuting by bicycle to nearby employment hubs is feasible, though designated storage facilities should be verified with the management company.
- Golf5/10
Buyers should verify the proximity of local golf courses, though the general Dublin region offers several options within a reasonable driving distance.
- Fishing2/10
The suburban setting does not offer immediate access to fishing spots.
- Horse Riding1/10
There are no equestrian facilities or stables nearby given the urban/suburban nature of the location.
- Water Sports1/10
The inland location provides no proximity to rivers suitable for water sports or the coast.
- Entertaining7/10
The generous 10.2m x 5.4m kitchen, dining, and living room provides an expansive open-plan space for hosting guests, complemented by two balconies.
Lifestyle
5 areas- Quiet Living5/10
Situated in a developed suburban apartment complex near transport links, residents should expect standard suburban ambient noise levels.
- Rural Living1/10
This is an urban apartment setting with no rural characteristics, land, or countryside surroundings.
- Village Living4/10
While local amenities are accessible, the setting is firmly suburban rather than traditional village or community-centric.
- Coastal Living1/10
The property is located inland in Clondalkin, Dublin, with no proximity to the coast.
- Urban Living8/10
With excellent public transport links including the nearby Red Cow Luas stop, the location is highly convenient for accessing urban Dublin.
Social
6 areas- Community Involvement5/10
Community engagement relies on apartment complex residents' associations and the broader Clondalkin locality.
- Café Culture6/10
Local amenities provide access to suburban cafes and convenience stores, with broader options available a short commute away.
- Nightlife4/10
The immediate neighbourhood is primarily residential; those seeking extensive nightlife will need to travel toward Dublin city centre.
- Health/Wellness groups6/10
Buyers should investigate local community centers, pilates and stretching classes, and wellness groups operating in the Clondalkin area.
- Networking Opportunities6/10
Convenient transport links to major business hubs support professional networking, though the immediate setting is purely residential.
- Tech-Hub Connectivity8/10
Easy access to transport corridors linking to Dublin's commercial and tech districts makes this a practical location for tech sector employees.
Listing information
- Agent
- John Tobin Estate Agents
- Phone
- 042 966 3344
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-DAF6ADHouseDelve · 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.