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607 One Beacon, Beacon Court, Dublin 18D18Y590

€415,000

2 Bed~2 Bath~71 m²~BER B2

What you'll like:

  • South west orientation: The property features a generous covered balcony capturing glorious afternoon and evening sunshine, which provides an inviting outdoor living space for buyers who value natural light.
  • Mountain vistas: Sweeping views of the Dublin Mountains offer an outstanding backdrop from the extensive glazing, significantly enhancing the everyday aesthetic appeal and overall ambiance for future occupants.
  • Efficient energy rating: Achieving a B2 BER rating indicates strong thermal efficiency, helping to reduce heating costs and ensuring a warm environment for residents during colder winter months.
  • Generous floor area: Providing approximately 71 square meters of well-proportioned living space, the apartment accommodates comfortable open plan layouts suitable for modern urban lifestyles.
  • Polished tile flooring: High quality polished floor tiles flow seamlessly through the hallway and main reception areas, creating a durable and cohesive finish that simplifies everyday interior cleaning.
  • Modern fitted kitchen: The contemporary kitchen includes cream cabinetry, timber worktops, and a peninsula breakfast counter, delivering practical workspace and an attractive aesthetic for home cooking enthusiasts.
  • En suite convenience: The principal bedroom features an adjoining en suite shower room with fitted fixtures, offering privacy and added daily comfort for the primary occupants of the home.
  • Upgraded main bathroom: A recently modernized main bathroom showcases contemporary tiling, a large shower enclosure, and mirrored storage, ensuring buyers avoid the immediate expense of renovation works.
  • Dedicated parking: Secure designated underground parking provides protected vehicle storage and convenient access, which is a significant practical advantage for motorists navigating busy urban locations.
  • Integrated storage space: A dedicated storage cupboard located off the entrance hall helps maintain a clutter-free living environment by accommodating bulky household items and cleaning equipment efficiently.
  • Mood lighting system: Installed mood lighting throughout the apartment adds warmth and atmospheric versatility, allowing residents to easily adjust the interior ambiance for relaxation or entertaining guests.
  • Well proportioned bedrooms: Both double bedrooms feature soft grey carpeting and adequate sizing, ensuring comfortable accommodation options for family members, guests, or a convenient home office setup.
  • Luas connectivity: The nearby Luas Green Line provides fast, reliable connections to Dundrum and Dublin city center, making daily commuting straightforward for professionals working across the capital.
  • Motorway access: Convenient proximity to the M50 motorway facilitates easy travel across the wider Dublin region and to the national road network for frequent drivers and commuters alike.
  • Local amenities: Surrounding conveniences include shops, cafés, restaurants, and fitness facilities within the immediate neighborhood, ensuring residents enjoy excellent lifestyle choices right on their doorstep.
  • Healthcare proximity: The location near the Beacon Hospital provides exceptional medical convenience, which is a notable benefit for healthcare workers or buyers prioritizing rapid access to medical services.
  • Business district proximity: Being situated close to the Sandyford Business District reduces commute times for local professionals and enhances potential long-term rental demand for property investors.
  • Stable asking price: The recorded asking price has remained stable at €415,000 without upward revisions, suggesting a consistent pricing strategy from the vendor in the current market.
  • Turnkey presentation: The interior is superbly presented throughout with stylish coordinated finishes, allowing a new owner to move in immediately without undertaking significant cosmetic repair projects.
  • Elevated position: Located on the sixth floor, the apartment benefits from enhanced privacy and reduced street-level noise while maximizing the panoramic views of the surrounding mountain landscape.

But keep in mind:

  • Substantial service charges: The annual service charge of 3,700 euros represents a significant ongoing cost that buyers must budget for alongside mortgage repayments and local property taxes.
  • Management fee increases: Buyers should investigate historical service charge increases and consult the management company accounts to anticipate future rises in building maintenance and insurance expenses.
  • Apartment block density: Living within a large multi-unit complex can involve higher pedestrian traffic, shared communal elevator usage, and potential noise transmission from neighboring residential units.
  • Balcony maintenance obligations: The timber-clad detailing and glazed balustrade on the covered balcony may require periodic specialist cleaning and staining to prevent weather-related wear and tear.
  • Elevator dependency: Relying on upper-floor access means residents are vulnerable to temporary inconvenience if building lifts undergo scheduled maintenance or unexpected mechanical breakdowns.
  • Underground parking security: Buyers should verify the specific security measures in place within the designated underground car park to ensure vehicles and storage areas remain adequately protected.
  • Management company covenants: Apartment ownership involves strict adherence to complex house rules and management company covenants regarding pets, subletting, and alterations to the property interior.
  • Sinking fund status: Prospective purchasers should review the apartment complex sinking fund reports to ensure adequate financial reserves exist for major future structural or roof repairs.
  • Carpet wear areas: The soft grey carpeting in both bedrooms will eventually show traffic wear and may require professional cleaning or eventual replacement by the new homeowner.
  • Open plan acoustics: The open-plan living, dining, and kitchen layout can result in amplified sound transfer, meaning cooking noises might easily disturb individuals relaxing in the seating area.
  • Gas heating maintenance: The gas-fired central heating system requires annual servicing and safety checks by a certified technician to maintain operational efficiency and manufacturer compliance.
  • Window cleaning logistics: Extensive glazing that captures mountain views will require frequent professional exterior cleaning due to the upper-floor elevation and weather exposure.
  • Communal waste management: Residents must rely on shared waste disposal facilities within the development, which can occasionally experience management issues regarding cleanliness and recycling compliance.
  • Visitor parking availability: On-street or visitor parking spaces within high-density commercial and residential developments can be severely limited for friends and family calling to the property.
  • Future local development: Buyers should check local planning registers to verify whether nearby vacant plots or commercial sites are zoned for future high-rise developments that could impact views.
  • Resale liquidity factors: High-density apartment markets can experience fluctuating demand compared to traditional freehold houses, which may influence future capital appreciation timelines upon resale.
  • Insurance cost trends: Rising building insurance premiums across multi-unit apartment complexes in the region could potentially drive future increases in annual service charge apportionments.
  • Fire safety compliance: Prospective buyers should ensure their legal representatives review all recent fire safety audit reports and compliance certificates for the wider apartment block.
  • Sound insulation verification: Buyers should investigate the acoustic insulation properties between floors and adjacent apartments to confirm that airborne and impact noise transmission is minimized.
  • Rental cap considerations: Investors must review local rent pressure zone regulations to understand maximum allowable rental income limits should they decide to let the property out.

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 looks slightly undervalued compared with the available evidence.
  • The asking price appears modestly below the typical achieved market values for comparable two-bedroom apartments within the same development, such as recent verified transactions on the exact same street achieving higher figures.
  • Signals pointing towards under-valuation include the stable €415,000 asking price tracked since initial observation alongside higher recent sales nearby, suggesting a potentially competitive initial pricing strategy designed to generate strong interest.
  • Factors that could support this price point include strong underlying demand for well-maintained suburban apartments with good energy ratings, while factors undermining it might involve higher than average annual service charges impacting net buyer yields.
  • Relevant contextual elements comprise the property's superior B2 energy rating, south-west-facing mountain views, and secure parking, which collectively enhance its attractiveness relative to competing properties in the wider Dublin 18 market.

Build Analysis

What we know from similar construction types

  • The property is a two-bedroom apartment located within a modern multi-unit development in Sandyford, featuring extensive glazing and a covered south-west-facing balcony.
  • A buyer should investigate the management company accounts, sinking fund levels, and the rules regarding the annual service charge of €3,700.
  • Verification of fire safety compliance, sound insulation between units, and the operational status of the secure underground parking and lifts should be conducted by the surveyor or legal representative.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately 700 to 900 euro.
  • Explanation: Given the B2 energy rating and 71 square metre floor area, the apartment benefits from strong thermal efficiency and gas-fired central heating, though actual costs will depend on individual usage habits and winter temperatures.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is located in a modern suburban and commercial hub with no major heavy industrial plants or active large-scale incinerators in immediate proximity.
  • Any historical industrial legacy or localized urban concerns in the broader Sandyford area are generally well-managed, though prospective buyers may wish to verify local environmental reports.

Flood Safe

8/10

Water overflow reports to follow up

  • The apartment is situated on an upper floor within a modern multi-story complex, significantly reducing direct risks of surface flooding to the dwelling itself.
  • While regional surface water accumulation can occasionally affect low-lying roads during heavy downpours, the property's elevated position within the building provides strong natural resilience.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 304 ONE BEACON, SANDYFORD, DUBLIN 18

    Sale date
    Declared sale price
    €450,000.00
  • APT 5 ONE BEACON, BEACON COURT, BEACON HOTEL APARTMENTS SANDYFORD

    Sale date
    Declared sale price
    €390,000.00
  • 204 ONE BEACON, SANDYFORD, DUBLIN 18

    Sale date
    Declared sale price
    €387,500.00

Recent sales in the wider Dublin 18 area

  • 2 SANDYFORD HALL GROVE, SANDYFORD, DUBLIN 18

    Sale date
    Declared sale price
    €885,000.00
  • 1 CRUAGH COURT, STEPASIDE, DUBLIN 18

    Sale date
    Declared sale price
    €711,000.00
  • 32 FOXROCK MANOR, FOXROCK, DUBLIN 18

    Sale date
    Declared sale price
    €1,315,000.00
  • APT 7 THE VIEW, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18

    Sale date
    Declared sale price
    €360,000.00
  • APT 2 CAIRNBROOK VIEW, GLENAMUCK RD, CARRICKMINES DUBLIN 18

    Sale date
    Declared sale price
    €471,000.00

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: €4,150 — 1% of €415,000.
    ?
    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 2,500 euro plus VAT and outlays.
  • Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
  • Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
  • Surveyor fees: approximately 300 to 600 euro depending on the level of detail required for the apartment inspection.
  • Annual home insurance: approximately 300 to 500 euro for contents and buildings cover suited to an apartment.

Forum Talk

What people are saying about this area

  • Residents frequently discuss the convenience of living within the Beacon Court development due to its proximity to the Luas Green Line and local retail amenities.
  • Discussions on local forums often highlight the bustling nature of the Sandyford Business District and its blend of commercial activity and residential apartment living.
  • Commuters in local community groups frequently share tips on navigating peak traffic around the M50 junction and local feeder roads during morning and evening rushes.
  • Locals often praise the walkability to nearby healthcare facilities, cafés, and supermarkets situated directly within the Beacon South Quarter complex.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property is a two-bedroom apartment spanning 71 square meters, which offers limited indoor play space for growing families. While the secure underground parking and lift access are helpful, the apartment setting lacks a private garden.

    4/10
  • Teenagers

    With two well-proportioned bedrooms, the apartment can accommodate a small family, though teenagers will likely miss having dedicated personal space or a larger living area. The proximity to the Luas provides good independence for older youths.

    5/10
  • Multi-generational Living

    At 71 square meters with only two bedrooms and two bathrooms, the floor plan is too compact to comfortably support multi-generational living arrangements.

    2/10
  • Single Buyers

    This stylish two-bedroom apartment offers generous proportions, modern interiors, and an en suite principal bedroom, making it an ideal, low-maintenance home for a single professional.

    9/10
  • Couples

    The open-plan living, dining, and kitchen area combined with a south-west-facing balcony creates a wonderful, contemporary space for couples to live and entertain together.

    9/10
  • Empty Nesters

    Offering a secure, low-maintenance apartment lifestyle with lift access, designated underground parking, and proximity to local amenities, this property is well-suited for downsizers.

    8/10
  • Retirees

    The property benefits from modern amenities, gas-fired central heating, and a secure parking space. However, buyers should verify the ongoing management and service charge implications for long-term retirement budgeting.

    7/10

Work

3 areas
  • Remote Working

    The bright, spacious open-plan layout, mood lighting, and second well-proportioned bedroom offer excellent flexibility for setting up a comfortable home office environment.

    9/10
  • Hybrid Commuting

    With the Luas Green Line nearby providing direct connections to Dublin city centre and convenient access to the M50, hybrid commuters enjoy exceptional transport connectivity.

    9/10
  • Retired

    The secure, manageable layout suits retirees seeking convenience, though buyers should factor the annual service charge into fixed retirement expenses.

    7/10

Practical

8 areas
  • Ageing in Place

    The apartment benefits from lift access and single-level living, making it physically accessible, though buyers should verify long-term suitability regarding maintenance fees and bathroom configurations.

    7/10
  • Low Maintenance

    As a modern 71 sq. m. apartment with gas-fired central heating, polished tile flooring, and secure underground parking, day-to-day upkeep is minimal.

    9/10
  • Secure Gated Entry

    The development features secure designated underground parking and controlled entry points, offering excellent peace of mind.

    9/10
  • Minimalist Design

    The clean open-plan lines, extensive glazing, polished floor tiles, and mood lighting lend themselves naturally to a sleek, minimalist aesthetic.

    8/10
  • Flexible Floor Plans

    The open-plan living and kitchen space offers good versatility for furniture arrangement, though the fixed two-bedroom footprint limits structural adaptability.

    6/10
  • Heritage Home

    This is a thoroughly modern, contemporary apartment development with zero historic or period architectural features.

    1/10
  • Ecological Setup

    The property achieves a strong B2 BER rating, reflecting good energy efficiency and lower heating demands for the apartment.

    8/10
  • Outdoor areas

    While lacking a private lawn, the property features an unusually generous covered south-west-facing balcony with timber-clad detailing and panoramic Dublin Mountain views.

    7/10

Interests

9 areas
  • Gardening

    The property features a generous covered south-west-facing balcony with timber-clad detailing, which offers limited space for container plants rather than traditional gardening.

    2/10
  • Walking

    The location provides convenient access to local suburban walkways and nearby foothill excursions towards the Dublin Mountains, alongside walkable neighborhood amenities.

    7/10
  • Gym

    Fitness facilities are conveniently located in the surrounding Sandyford area, supporting an active gym-going routine close to home.

    8/10
  • Cycling

    The surrounding road network connects to various cycle routes into the city and surrounding areas, though urban traffic requires caution.

    6/10
  • Golf

    Several notable golf clubs in the wider South Dublin region are accessible by car from this Sandyford base.

    6/10
  • Fishing

    The inland suburban location offers no immediate access to fishing spots, requiring travel toward the coast or rivers.

    2/10
  • Horse Riding

    Equestrian facilities are generally sparse in this immediate urban and commercial district, requiring travel toward the outer foothills.

    3/10
  • Water Sports

    Being situated inland in South Dublin, water sports require a trip toward Dublin Bay or local reservoirs.

    2/10
  • Entertaining

    The impressive open-plan living and dining area, complemented by a large south-west-facing covered balcony with mountain views, provides a fantastic setting for hosting guests.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Located in a dynamic urban hub near Beacon Court, the apartment provides a private and well-insulated indoor environment, but the surrounding commercial and transport activity means it is not a secluded rural setting.

    6/10
  • Rural Living

    This is a distinctly urban apartment development situated in Sandyford, offering no connection to rural life aside from distant mountain views.

    1/10
  • Village Living

    While the immediate Beacon Court area provides a self-contained hub of shops, cafés, and local services, it functions as a modern suburban business and residential district rather than a traditional village.

    5/10
  • Coastal Living

    The property is located inland in Dublin 18 with no direct proximity to the coast, though mountain views compensate for the lack of sea vistas.

    2/10
  • Urban Living

    Positioned right in the Sandyford area with immediate access to cafés, restaurants, fitness facilities, and the Luas Green Line, this property delivers high-convenience urban living.

    9/10

Social

6 areas
  • Community Involvement

    Apartment living in a commercial district tends to offer a more transient community feel, though local amenities encourage neighborhood engagement.

    5/10
  • Café Culture

    Beacon Court and the surrounding Sandyford area place a wide array of local cafés, restaurants, and social spots right on the doorstep.

    9/10
  • Nightlife

    While immediate local dining and bar options exist, residents looking for extensive nightlife will likely take the Luas into the city center.

    6/10
  • Health/Wellness groups

    Proximity to fitness facilities and medical centers in the Sandyford district ensures easy access to health and wellness classes.

    8/10
  • Networking Opportunities

    Situated right beside the Sandyford Business District, the location is ideal for professionals seeking local business and networking connections.

    8/10
  • Tech-Hub Connectivity

    Sandyford is one of Dublin's primary commercial and tech hubs, offering supreme convenience for tech sector employees and investors.

    10/10

Listing information

Agent
Ed Dempsey & Associates
Phone
+353 1 288 0004
Current status
active
Published on HouseDelve
21 October 2026
Correction
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Property reference: HD-55652DHouseDelve · 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.