61 The Crescent, Carrickmines Manor, Carrickmines, Dublin 18D18Y567
€385,000
2 Bed~2 Bath~74 m²~BER D2
What you'll like:
- Corner gable positioning: Occupying an end-gable position within the development, this elevated ground-floor apartment benefits from extra side windows that enhance natural light intake throughout the interior spaces significantly.
- Dual aspect layout: The clever layout allows natural light to filter through different orientations across the day, creating a bright living environment that contrasts favourably with typical single-aspect apartments in the local area.
- West facing balcony: The generous outdoor decked space catches afternoon and evening sun while providing unobstructed views towards the Dublin Mountains, offering an appealing setting for relaxation or outdoor dining.
- Mountain views: Elevated sightlines from the main living spaces and balcony frame scenic views of the nearby Dublin Mountains, adding a distinct sense of openness and natural beauty to the property setting.
- Generous floor area: Spanning approximately 74 square meters, the accommodation offers comfortable proportions for a two-bedroom home, ensuring that rooms feel spacious rather than cramped or restrictive for daily living.
- Two double bedrooms: Both bedrooms are genuine double rooms equipped with fitted carpets and adequate proportions, making the home suitable for sharers, guests, or a small family needing functional bedroom spaces.
- Principal ensuite bedroom: The master bedroom includes a dedicated ensuite bathroom, providing privacy and convenience for the occupants while reducing morning congestion around the main family bathroom facilities.
- Dedicated dressing area: A separate dressing section adjoining the principal bedroom features tall fitted wardrobes, offering excellent storage capacity and helping to keep the sleeping quarters uncluttered and tidy.
- Integrated utility space: Part of the dressing area functions as a dedicated utility zone housing a clothes dryer and open shelving, keeping laundry operations neatly separated from the main kitchen and living areas.
- Contemporary grey kitchen: The fitted kitchen features stylish grey units and dark worktops paired with tiled flooring, presenting a modern aesthetic that requires no immediate updating by an incoming purchaser.
- App controlled fireplace: An electric feature fire fitted in the living and dining room can be managed via mobile applications, offering modern convenience and instant ambient warmth without the hassle of traditional solid fuels.
- Newly fitted cylinder: The hot press houses a recently installed hot-water cylinder and booster pump, providing reassurance regarding the efficiency and reliability of the domestic hot water supply upon moving in.
- Modern bathroom fixtures: Both the ensuite and main bathrooms have been upgraded with newly fitted towel warmers and full tiling, creating a clean, contemporary finish that enhances the overall appeal of the wet rooms.
- Designated parking space: The property comes with one allocated parking space within the development, ensuring reliable off-street vehicle accommodation in a suburban location where convenient parking is highly valued.
- No onward chain: Being offered to the market with no upward chain reduces potential administrative delays, allowing for a potentially smoother and more straightforward purchasing timeline for motivated buyers.
- Proximity to retail: The nearby Park Carrickmines retail centre provides an extensive selection of shops, cafes, and restaurants within easy reach, satisfying daily shopping and dining requirements without long commutes.
- Transport accessibility: Convenient access to the Ballyogan LUAS stop, local bus services, and the M50 motorway ensures efficient commuting routes toward Dublin city centre and surrounding business hubs.
- Outdoor recreation access: The nearby Dublin Mountains offer immediate proximity to scenic walking trails and outdoor pursuits, catering to buyers who prioritize an active lifestyle and natural surroundings.
- Established development: Carrickmines Manor is a well-regarded residential setting built around 2006, offering mature landscaped grounds and a settled community atmosphere compared to brand-new construction sites.
- Stable asking price: Tracking data shows the asking price has remained stable at €385,000 without erratic fluctuations, suggesting a vendor who is realistic about market value and positioned for straightforward negotiations.
But keep in mind:
- D2 energy rating: The property holds a D2 BER rating, which indicates below-average energy efficiency and suggests that heating costs may be higher than average during winter months.
- Electric heating system: The reliance on electric heating rather than gas can lead to higher electricity bills and less responsive climate control, making it a key consideration for future energy upgrades.
- High annual service charge: Annual management fees of €2,545 represent a substantial recurring yearly overhead, which buyers must factor into their long-term budgeting and mortgage affordability calculations.
- Elevated ground floor privacy: While elevated above street level, being on the ground floor near communal pathways may still expose windows to passing pedestrian traffic, potentially impacting privacy and light control.
- Lack of private garden: Despite its generous balcony, the apartment lacks a private back garden, which might disappoint buyers looking for direct ground-level outdoor space for pets or gardening hobbies.
- Potential management restrictions: As part of a managed apartment block, owners will be subject to development-wide rules regarding pets, subletting, structural alterations, and common area usage enforced by the management company.
- Service charge inflation: Management fees for apartment developments are prone to regular inflationary increases to cover insurance and maintenance, meaning buyers should investigate historical fee rises and sinking fund balances.
- Kitchen size limitations: The separate kitchen measures under 8 by 9 feet, which offers limited workspace and storage compared to open-plan kitchen-living layouts popular in modern developments.
- Carpeted bedrooms: Both bedrooms feature fitted carpets that may require professional cleaning or eventual replacement depending on their condition and the preferences of the incoming homeowner.
- Single parking allocation: The property includes only one designated parking space, which could present logistical challenges for multi-car households or visitors seeking secure off-street parking within the development.
- Balcony maintenance obligations: The metal balustrading and decked surface of the west-facing balcony will require periodic cleaning and weatherproofing maintenance managed either privately or through service charges.
- Elevator and common area wear: Buyers should inspect the general condition of common hallways, stairwells, and entry doors during viewings to assess how proactively the management company maintains the wider development.
- Potential pump noise: While the newly fitted hot-water pump improves water pressure, buyers should test its operational noise level during viewings to ensure it does not cause disturbance within the apartment.
- Window ventilation checks: Buyers should verify the performance of window seals and ventilation in the dual-aspect rooms to ensure there are no draughts or condensation issues resulting from the extra glazing.
- App controlled fire reliance: The reliance on an app-controlled electric feature fire means that technical glitches or smart home connectivity issues could temporarily disrupt its convenience features.
- Appliance lifespan uncertainty: While integrated kitchen appliances are included in the sale, their age and remaining working lifespan should be checked thoroughly during pre-purchase surveys to avoid unexpected replacement costs.
- Proximity to major routes: While transport links like the M50 and N11 are close by, buyers sensitive to noise should check whether traffic hum from nearby arterial roads impacts the quiet enjoyment of the balcony.
- Future retrofit costs: Improving the D2 energy rating to a more sustainable standard will likely require substantial financial investment in insulation, windows, or heating upgrades by the future owner.
- Resale market competition: Two-bedroom apartments in south Dublin face steady competition from similar developments, meaning future resale values will heavily depend on ongoing estate maintenance and wider market conditions.
- Unyielding asking price: The lack of asking price reductions recorded in the tracking history indicates the seller may hold firm on the €385,000 valuation, limiting aggressive initial discounting strategies during negotiations.
Price positioning
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- The asking price appears moderately below comparable achieved transaction values for similar two-bedroom units within the same development, suggesting a potentially competitive positioning strategy designed to generate strong initial market interest and competitive bidding.
- Valuation signals indicate favorable market alignment, supported by the property's corner layout, dual aspect, mountain views, and absence of an onward chain, which typically command a premium above baseline apartment values in this suburban node.
- Factors that could support this pricing level include robust local demand near transport links and retail parks, whereas the D2 energy rating and annual service charges might undermine aggressive upward movement during final negotiations.
- Relevant market context shows recent transactions on the same street achieving higher figures, implying that the current asking price may represent an attractive entry point rather than a ceiling for prospective buyers.
Build Analysis
What we know from similar construction types
- The property is an elevated ground-floor corner apartment built around 2006, benefiting from a dual-aspect layout and additional glazing that enhances natural light.
- Heating is provided by electric systems alongside a newly fitted hot-water cylinder and pump, though a D2 BER rating indicates poorer energy efficiency compared to modern standards.
- A buyer should investigate the management company accounts, sinking fund provisions, and the current annual service charge of approximately EUR 2,545.
- It is advisable to verify the acoustic insulation between floors given the ground-floor corner position, as well as the condition of the external balcony structure and metal balustrading.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost is between 25,000 and 45,000 euros to achieve an A or B BER rating.
- Reasoning: The property currently holds a D2 BER rating and relies on direct electric heating. Upgrading to a modern energy-efficient heating solution like an air-to-air heat pump system, improving internal or external wall insulation where permitted by apartment management rules, and upgrading windows or secondary glazing would be necessary to significantly improve energy performance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: EUR 1,200 to EUR 1,600.
- Explanation: Given the 74 sq.m floor area and a D2 BER rating reflecting lower energy efficiency combined with electric heating, heating and hot-water demands are likely to be higher than average.
Pollution Safe
8/10Environmental situation to investigate
- The development is situated in a largely residential and suburban area, well removed from heavy industrial zones, major manufacturing plants, or large-scale waste incinerators.
- Any historical or localized environmental concerns should be independently verified by prospective buyers as part of routine due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
29 THE CRESCENT, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €411,000.00
1 THE AVENUE, CARRICKMINES MANOR, GLENAMUCK RD CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €650,000.00
50 THE CRESCENT, CARRICKMINES MANOR, CARRICKMINES
- Sale date
- Declared sale price
- €405,000.00
APT 13 THE CRESCENT, CARRICKMINES MANOR, GLENAMUCK ROAD
- Sale date
- Declared sale price
- €452,000.00
APT 35 THE CRESCENT, CARRICKMINES MANOR, DUBLIN 18
- Sale date
- Declared sale price
- €320,000.00
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: €3,850 — 1% of €385,000.
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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: EUR 1,500 to EUR 3,000 excluding outlay and VAT.
- Land registration fees: EUR 400 to EUR 800 depending on property value and registration type.
- Property valuation fees: EUR 150 to EUR 300 for mortgage purposes.
- Surveyor fees: EUR 500 to EUR 1,000 depending on the level of detailed inspection required.
- Annual home insurance: EUR 350 to EUR 650 depending on the policy coverage chosen.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of Carrickmines Manor due to its close proximity to The Park Carrickmines retail park.
- Transport links such as the Ballyogan LUAS stop and easy access to the M50 are commonly highlighted as major benefits for commuters in the area.
- Local forums note that the proximity to the Dublin Mountains makes the neighborhood popular for outdoor enthusiasts and walkers.
- Discussion among locals often centers around ongoing residential development and local infrastructure improvements along the Glenamuck Road corridor.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment has two bedrooms and is situated in an elevated ground-floor corner position, but the lack of a private enclosed garden means outdoor play space is limited to shared grounds and the balcony.
- Teenagers6/10
Offering two double bedrooms, the property provides comfortable individual space for teenagers, though living space is relatively compact at 74 sq.m for an entire household.
- Multi-generational Living3/10
A two-bedroom apartment layout does not suit multi-generational living due to the limited square footage and lack of separation between living areas.
- Single Buyers9/10
An ideal setup for a single buyer seeking a modern, manageable two-bedroom home with an ensuite, parking space, and no onward chain.
- Couples9/10
Well-suited for couples, featuring a dual-aspect layout, a separate dressing area, and a west-facing balcony ideal for relaxing.
- Empty Nesters8/10
An elevated ground-floor layout makes access relatively straightforward, though apartment living involves management fees and shared common areas.
- Retirees7/10
The ground-floor aspect minimizes stairs, but potential buyers should verify the exact number of steps to the entrance and parking space.
Work
3 areas- Remote Working8/10
The second bedroom or dressing area can easily be adapted for home office use, benefiting from bright natural light.
- Hybrid Commuting9/10
Superb connectivity with the Ballyogan LUAS, local bus routes, and the M50/N11 nearby makes hybrid commuting very convenient.
- Retired7/10
Low-maintenance apartment living with local amenities nearby suits retirees, though management fees apply.
Practical
8 areas- Ageing in Place6/10
Elevated ground-floor access is helpful, but buyers should investigate step accessibility and bathroom layout suitability for long-term mobility needs.
- Low Maintenance9/10
Apartment living with a newly fitted hot-water cylinder, electric heating, and managed communal upkeep ensures minimal ongoing maintenance.
- Secure Gated Entry5/10
Features standard development access, though buyers should verify specific security gates or entry systems in place.
- Minimalist Design8/10
Clean modern finishes, neutral decor, and an efficient 74 sq.m layout lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout with designated rooms, offering limited structural flexibility.
- Heritage Home1/10
Built in 2006, this is a modern purpose-built apartment rather than a period or heritage property.
- Ecological Setup5/10
Has a D2 BER rating, indicating that energy efficiency could be improved compared to modern high-spec builds.
- Outdoor areas6/10
Compensates for the lack of a private garden with a spacious west-facing decked balcony offering mountain views.
Interests
9 areas- Gardening2/10
As an elevated ground-floor apartment with a decked balcony, opportunities for traditional gardening are virtually non-existent.
- Walking8/10
Proximity to the Dublin Mountains provides fantastic access to walking and outdoor pursuits.
- Gym7/10
Conveniently located near local commercial parks and residential areas that typically offer fitness facilities within a short drive.
- Cycling6/10
Good road connections exist, though cyclists should review local infrastructure for commuting or recreational cycling safety.
- Golf7/10
South Dublin offers a number of well-regarded golf courses within a reasonable driving distance.
- Fishing3/10
The suburban location is not notably close to primary fishing rivers or major angling spots.
- Horse Riding5/10
Proximity to the foothills of the Dublin Mountains offers occasional access to equestrian facilities in the wider locality.
- Water Sports3/10
Being an inland location, water sports require traveling towards Dublin Bay or nearby reservoirs.
- Entertaining7/10
Features an open-plan living and dining area connected to a generous west-facing balcony, though overall floor space is modest.
Lifestyle
5 areas- Quiet Living7/10
Positioned on a corner within a popular residential development, offering a generally peaceful environment despite being close to local amenities.
- Rural Living2/10
Located in a suburban development close to major retail parks, transport routes, and the M50, offering an urban-suburban rather than rural feel.
- Village Living6/10
Proximity to nearby retail centers and local cafes provides some village-style convenience within a suburban setting.
- Coastal Living2/10
The location is inland in South Dublin with mountain views rather than coastal proximity.
- Urban Living8/10
Excellent access to transport links including the LUAS and M50, combined with nearby shopping parks, suits an urban-suburban lifestyle.
Social
6 areas- Community Involvement6/10
Established suburban developments typically feature active local resident associations and community groups.
- Café Culture7/10
Close proximity to local retail parks and nearby villages provides access to local cafes and dining options.
- Nightlife4/10
The immediate area is primarily residential and retail-focused, requiring a trip into nearby town centers or Dublin city for vibrant nightlife.
- Health/Wellness groups7/10
Good availability of local fitness clubs, pilates & stretching classes, and wellness centers in the surrounding South Dublin area.
- Networking Opportunities6/10
Proximity to tech and business hubs along the south-city corridor offers decent professional networking potential.
- Tech-Hub Connectivity8/10
Easy access to major South Dublin business parks and tech employers via the M50 and LUAS network.
Listing information
- Agent
- Mark Kelly & Associates
- Phone
- 01 493 8969
- Current status
- active
- Published on HouseDelve
- 17 October 2026
- Correction
- Report an issue
HD-790B51HouseDelve · 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.