6 Hybla Court, Blackhorse Ave, Dublin 7D07NT27
€350,000
2 Bed~1 Bath~62 m²~BER B
What you'll like:
- Phoenix Park proximity: The apartment directly overlooks the iconic Phoenix Park, offering buyers immediate access to vast green spaces and recreational amenities right on the doorstep.
- Energy efficient rating: Boasting a strong B building energy rating, the property promises lower monthly utility bills and better heat retention for future occupants.
- Allocated garage parking: Includes a dedicated garage car space, ensuring secure off-street parking which is a major convenience in this bustling city location.
- Sunny balcony orientation: Features a desirable south-west facing balcony that maximizes afternoon and evening sunlight exposure for outdoor relaxation.
- Public transport access: Situated within a convenient fifteen-minute walk to the Broombridge Green Line Luas, providing seamless rail commutes into the city centre.
- Bus route connectivity: Benefits from a frequent public bus transport system nearby, making daily travel to and from Dublin city centre straightforward and efficient.
- Major roadway proximity: Both the N3 and M50 are close by, offering drivers exceptionally easy access to national route ways and surrounding counties.
- Built-in wardrobe storage: Both bedrooms come equipped with functional built-in wardrobes, maximizing floor space and providing immediate storage solutions for new owners.
- Double shower upgrade: The main bathroom includes a modern double shower cubicle, delivering a luxurious and practical daily bathing experience for residents.
- Dedicated storage room: A dedicated internal storage room provides extra space to keep household items organized and out of the main living areas.
- Laminated flooring throughout: Fitted with durable laminated flooring across the hallway, living areas, and bedrooms, offering a cohesive look and easy cleaning.
- Bright interior spaces: Described as a bright and airy dwelling, the layout benefits from natural light that enhances the overall mood of the home.
- Mature residential setting: Located in a highly sought-after and established Dublin 7 neighbourhood known for community stability and lasting residential appeal.
- Local school availability: Surrounded by a host of excellent local primary and secondary schools, making it an attractive option for future educational needs.
- Essential shops nearby: Proximity to local shops and necessary amenities ensures that daily grocery shopping and errands can be handled with ease.
- Stoneybatter proximity: A short drive reaches Stoneybatter and Smithfield, allowing buyers to quickly enjoy vibrant neighborhood cafes, bars, and artisanal eateries.
- Well-proportioned layout: The functional floor plan includes distinct entrance hallways, a living room, and a combined kitchen-dining space tailored for comfortable apartment living.
- Balcony double doors: The living room features double doors leading directly onto the outdoor balcony, facilitating easy indoor-outdoor flow during warmer months.
- Fully fitted kitchen: Comes equipped with top and bottom kitchen presses, providing adequate cabinetry for food preparation and culinary storage needs.
- Manageable floor area: The sixty-two square metre layout offers an easily maintainable footprint ideal for first-time buyers, downsizers, or rental investors.
But keep in mind:
- Compact floor space: Measuring sixty-two square metres, the total apartment footprint is relatively compact and may feel restrictive for growing households over time.
- Single bathroom constraint: The property features only one bathroom servicing both bedrooms, which could create morning bottlenecks for residents and visiting guests.
- Potential management fees: As an apartment offering shared amenities and parking, buyers should investigate annual service charges and sinking fund contributions.
- Balcony maintenance obligations: The south-west facing outdoor balcony may require regular upkeep and weatherproofing to prevent wear from exposure to the elements.
- Proximity noise levels: Being located near major thoroughfares and the park edge could introduce localized traffic or visitor noise during peak hours.
- First floor accessibility: Buyers should verify if the building relies on stairs or an operational elevator for daily access to the apartment level.
- Parking space clearance: Prospective car owners should verify the exact dimensions of the allocated garage space to ensure it accommodates larger modern vehicles.
- Kitchen appliance inclusion: It is unclear from the listing data if white goods and major kitchen appliances are included in the sale price.
- Storage limitation checks: While a storage room exists, buyers should check if it meets all personal belongings requirements or if external storage is needed.
- Heating system efficiency: The B energy rating is positive, but buyers should conduct a technical survey to verify the exact boiler age and performance.
- Window glazing inspection: Buyers must check the window double glazing condition to ensure optimal sound insulation from surrounding avenue traffic.
- Ventilation in bathroom: The internal bathroom should be inspected for adequate mechanical extraction ventilation to prevent moisture accumulation and mold growth.
- Management company oversight: Purchasers should review previous AGM minutes and accounts to ensure the owners management company is financially sound and active.
- Refuse disposal arrangements: Investigate the specific bin storage and waste collection protocols for residents to ensure convenient day-to-day refuse management.
- Bicycle parking availability: Cyclists should verify if secure indoor or covered bike racks are provided within the apartment development for residents.
- Fire safety compliance: Buyers should request documentation confirming that the building meets all current apartment fire safety and compartmentalization standards.
- Pet policy restrictions: Pet owners need to review the development house rules to confirm if dogs or cats are permitted within the apartment block.
- Rental cap investigations: Investors should verify current rental legislation and local pressure zone rules to understand potential yield limitations on this unit.
- Broadband infrastructure quality: Check local fiber optic availability and maximum internet download speeds to ensure remote working capabilities are fully supported.
- Future local developments: Investigate nearby zoning and planning applications to ensure future construction projects will not obstruct light or park views.
Price positioning
?
- The asking price appears somewhat overvalued because recent local benchmarks on the same street indicate that units typically trade at lower figures than this initial marketing figure.
- Valuation signals show a strong contrast between the aggressive asking price and historical lower-tier completions within the immediate development, suggesting potential room for negotiation.
- Strong supporting factors include the desirable energy rating and prime park-facing aspect, though narrower market demand or competing listings could quickly undermine such an elevated price target.
- Relevant market context indicates that while highly sought-after Dublin locations command premiums, buyers remain cautious and sensitive to overpricing relative to verified local norms.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom apartment measuring approximately 62 square meters with a south-west facing balcony overlooking the Phoenix Park.
- The listing indicates an allocated car space within a garage, and a buyer should verify the exact deeded boundaries and maintenance responsibilities associated with the garage and parking arrangements.
- Given the apartment layout, a buyer should investigate management company fees, sinking fund balances, and recent or planned building maintenance works.
- Compliance with fire safety standards and building regulations for apartment developments should be verified by the buyer's surveyor or legal representative.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 600 to 800 euro.
- The property benefits from a B BER rating, indicating good energy efficiency which helps lower overall heating consumption for a 62 square meter apartment.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3 HYBLA COURT, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €280,000.00
APT 7 - HYBLA COURT, BLACKHORSE AVENUE, DUBLIN 7
- Sale date
- Declared sale price
- €315,000.00
4 HYBLA COURT, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €290,000.00
5 HYBLA COURT, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €340,000.00
10 HYBLA COURT, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €362,000.00
Recent sales in the wider Dublin 7 area
7 PARK CRESCENT HOUSE, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €361,000.00
17 ST PETERS SQ, PHIBSBOROUGH RD, PHIBSBOROUGH DUBLIN 7
- Sale date
- Declared sale price
- €282,789.00
21 ORCHARD TERRACE, GRANGEGORMAN UPPER, DUBLIN 7
- Sale date
- Declared sale price
- €355,000.00
80 ST. EITHNE ROAD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €380,000.00
6 THE TAP 44 47 NORTH KING ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €345,000.00
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 percent of the purchase price, amounting to 3,500 euro.
- Solicitor legal fees: Ranging from 1,500 to 2,500 euro plus VAT and outlay.
- Land registration fees: Approximately 175 to 700 euro depending on the registration type.
- Property valuation fees: Around 150 to 250 euro for mortgage purposes.
- Surveyor fees: Approximately 400 to 800 euro for a structural survey.
- Annual home insurance: Estimated between 350 and 600 euro per year.
Forum Talk
What people are saying about this area
- Residents frequently highlight the prime location directly overlooking the Phoenix Park as a major lifestyle benefit.
- Locals often discuss the convenience of public transport options, including local bus routes and the proximity of the Broombridge Luas station.
- Community forums often mention the nearby amenities of Stoneybatter and Smithfield for dining and socializing.
- Traffic management and parking along Blackhorse Avenue during peak commuter hours are common topics in local neighborhood discussions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
With two bedrooms and a 62 m² floor area, the apartment offers limited space for growing families, though the nearby Phoenix Park provides wonderful outdoor play areas.
- Teenagers5/10
Two bedrooms may feel cramped for teenagers needing personal space, and the apartment layout lacks secondary living areas.
- Multi-generational Living2/10
The compact 62 m² size and single bathroom make multi-generational living impractical.
- Single Buyers9/10
An ideal size for a single buyer looking for a manageable apartment with great transport links and proximity to the city.
- Couples8/10
Well-suited for couples starting out, offering two bedrooms and a convenient location close to local amenities and the Phoenix Park.
- Empty Nesters8/10
Low-maintenance apartment living with beautiful park views makes this a strong option for downsizers wanting a simpler lifestyle.
- Retirees7/10
Offers easy single-level living and allocated parking, though buyers should verify lift access and stair requirements if mobility is a concern.
Work
3 areas- Remote Working8/10
The second bedroom or storage spaces can be adapted for home office use in a modern B-rated setting.
- Hybrid Commuting9/10
Superb connectivity via Broombridge Luas, local buses, and easy access to the N3 and M50 make hybrid commuting very convenient.
- Retired8/10
Manageable apartment size and proximity to healthcare and social amenities suit a retired lifestyle.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living is convenient, but buyers should verify building accessibility features such as elevators.
- Low Maintenance9/10
Apartment living with a 62 m² floor area ensures minimal upkeep and straightforward maintenance.
- Secure Gated Entry7/10
Includes allocated parking in a garage and designated spaces, though buyers should verify specific security access protocols.
- Minimalist Design8/10
Compact footprint and clean layout lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans5/10
The standard two-bed apartment layout offers limited structural flexibility for major reconfiguration.
- Heritage Home2/10
This is a standard modern-style apartment rather than a period or heritage property.
- Ecological Setup8/10
Features an efficient B BER rating, indicating good thermal performance and energy efficiency.
- Outdoor areas7/10
Benefits from a south-west facing balcony overlooking the Phoenix Park, plus shared green space nearby.
Interests
9 areas- Gardening2/10
As an apartment with only a balcony, gardening opportunities are restricted to container planting.
- Walking10/10
Having the expansive Phoenix Park right on the doorstep offers world-class walking and running trails.
- Gym6/10
While there is no private on-site gym mentioned, buyers should investigate local commercial fitness facilities in the surrounding area.
- Cycling9/10
The Phoenix Park and surrounding cycle lanes provide exceptional routes for both commuting and recreational cycling.
- Golf6/10
There are established golf clubs within reasonable driving distance of the area.
- Fishing3/10
Urban location offers limited immediate angling opportunities without traveling further afield.
- Horse Riding7/10
Proximity to the Phoenix Park, historically known for equestrian activities, is a notable bonus for horse riding enthusiasts.
- Water Sports3/10
Inland setting is not immediately positioned for water sports, though the River Liffey is nearby.
- Entertaining6/10
Features an open-plan kitchen and living area with a south-west facing balcony, though indoor space is relatively compact.
Lifestyle
5 areas- Quiet Living7/10
Overlooking the Phoenix Park provides a peaceful green backdrop, though being in Dublin 7 means normal urban background sounds apply.
- Rural Living3/10
Despite park views, this is an urban apartment setting rather than rural country living.
- Village Living8/10
Proximity to Stoneybatter and local amenities gives a distinct community village feel within the capital.
- Coastal Living2/10
The property is located inland in Dublin 7 with no direct coastal proximity.
- Urban Living9/10
Excellent access to Dublin city centre via bus, Luas, and major road networks provides a vibrant urban lifestyle.
Social
6 areas- Community Involvement7/10
Established residential area with local community groups and active neighborhood associations.
- Café Culture8/10
Close proximity to Stoneybatter and Smithfield provides a thriving café and dining scene.
- Nightlife8/10
Easy access to Dublin city centre and nearby dynamic neighborhoods ensures plenty of nightlife options.
- Health/Wellness groups8/10
The Phoenix Park is a major hub for outdoor fitness, pilates & stretching classes, and running clubs.
- Networking Opportunities8/10
Strong transport links to the city centre facilitate easy networking and professional meetups.
- Tech-Hub Connectivity8/10
Convenient access to Dublin's primary employment and tech districts via public transport.
Listing information
- Agent
- Murphy Mullan
- Phone
- 01 821 2311
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-63DCF1HouseDelve · 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.