Photograph 1 of 26 of 8 Eaton Way, Rathcoole, Co. Dublin
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8 Eaton Way, Rathcoole, Co. DublinD24K5W4

€295,000

3 Bed~3 Bath~135 m²~BER B1

What you'll like:

  • Exceptional apartment scale: Extending to approximately 135 square meters, this generously proportioned second-floor residence offers substantially more interior floor area than typical competing properties within the local multi-unit market.
  • Superior energy efficiency: Achieving an impressive B1 Building Energy Rating, the property delivers enhanced thermal performance and qualifies potential buyers for advantageous green mortgage lending rates from participating financial institutions.
  • Abundant double bedrooms: Featuring three well-sized double bedrooms, the layout easily accommodates family living, guest accommodation, or flexible home office configurations that are rarely found in standard apartment layouts.
  • Multiple luxury ensuites: Two of the three bedrooms benefit from private ensuite bathrooms, significantly reducing morning queues and offering hotel-style convenience for occupants and visiting guests alike.
  • Contemporary family bathroom: A separate, stylishly appointed main bathroom serves the third bedroom and visitors, complementing the overall high-end sanitary ware found throughout the home.
  • Expansive living space: The bright and airy open-plan living, dining, and kitchen zone creates an inviting communal environment perfectly suited for modern entertaining and daily relaxation.
  • Dedicated utility room: A separate utility room keeps laundry appliances neatly tucked away from the main kitchen and living areas, enhancing overall domestic organization and functionality.
  • Dual private balconies: Two sunny private balconies accessible from both the main lounge and the master bedroom provide fantastic outdoor spaces for morning coffee and evening relaxation.
  • Turnkey presentation: The property is presented in superb condition throughout, allowing new owners to move in immediately without incurring significant upfront renovation or redecoration expenses.
  • Central village location: Situated right in the heart of Rathcoole village, residents enjoy immediate walking distance access to local shops, cosy cafés, popular restaurants, and essential daily services.
  • Convenient transport links: Excellent local public transport options including Dublin Bus services provide swift, direct commuting access into Dublin City Centre for working professionals.
  • Major roadway proximity: The nearby N7 and M50 corridors ensure effortless driving commutes across the wider Dublin region and convenient access to the national motorway network.
  • Designated parking provision: The inclusion of designated parking solves a common urban headache, ensuring reliable and secure vehicle storage directly associated with the residence.
  • High rental demand: The scarcity of large three-bedroom apartments in this locale suggests strong long-term investment potential and attractive rental yields for buy-to-let purchasers.
  • Established residential development: Positioned within the popular Eaton development, buyers benefit from a mature, well-maintained neighborhood setting known for strong community appeal and consistent demand.
  • Local recreational amenities: A wide array of nearby sporting facilities, parks, and recreational clubs ensures an active and engaging lifestyle for families and fitness enthusiasts.
  • Educational infrastructure: Several well-regarded local schools are situated within easy walking or driving distance, making this an ideal long-term home for growing households.
  • Natural light optimization: Positioned on the second floor with dual balcony access, the apartment benefits from excellent daylight penetration throughout the main living spaces.
  • Strong resale liquidity: Unique properties offering house-like proportions combined with apartment convenience traditionally hold their market value exceptionally well across economic cycles.
  • Professional agent representation: The sale is managed by an established agency, ensuring structured communication and professional guidance throughout the purchasing process.

But keep in mind:

  • Management company fees: Buyers should thoroughly investigate annual service charges and sinking fund contributions, as apartment living in this development incurs ongoing management fees that impact yearly holding costs.
  • Second floor accessibility: Being located on the second floor means residents rely heavily on stairs or elevators, which could pose mobility challenges or complicate heavy furniture moving days.
  • Elevator maintenance reliance: Potential buyers should verify the operational status and maintenance history of any building lifts, as elevator breakdowns can temporarily disrupt daily routines.
  • Communal area upkeep: Prospective purchasers should review recent owners' corporation minutes to ensure common hallways, stairwells, and shared grounds are adequately maintained and funded.
  • Refwaste and parking policies: Buyers need to clarify specific rules regarding visitor parking allocations, waste management procedures, and any restrictive covenants enforced by the management company.
  • Acoustic insulation check: As with many multi-unit buildings, buyers should inquire about soundproofing standards between floors to ensure privacy from neighboring apartments.
  • Development boundary clarity: It is advisable to verify exact property boundaries, bicycle storage availability, and the precise allocation of the designated parking space via legal counsel.
  • Future development potential: Buyers should check local planning registers for any upcoming construction projects in the surrounding Rathcoole area that might impact views or traffic levels.
  • Heating system efficiency: While gas-fired central heating is installed, buyers should commission a professional boiler service check to evaluate the remaining lifespan and operational efficiency.
  • Balcony maintenance responsibility: Clarification is required from the management company regarding whether individual owners or the block management fund are responsible for balcony structural upkeep.
  • Insurance cost variations: Building insurance is typically covered via service charges, but buyers must secure their own comprehensive contents policy tailored to apartment living.
  • Ventilation and humidity: Multi-unit dwellings can occasionally experience condensation issues; buyers should inspect window trickle vents and extractor fans during their pre-purchase survey.
  • Public transport capacity: Peak-time commuting via local bus routes can experience high passenger volumes, so buyers should test travel times during their intended work hours.
  • N7 traffic noise proximity: Given the close proximity to major road arteries like the N7, buyers should check for potential traffic noise impacts when windows are open.
  • Fire safety compliance: Prospective buyers' surveyors should confirm that the building meets all current fire safety regulations and certification standards for multi-story apartment complexes.
  • EV charging infrastructure: Buyers owning electric vehicles should investigate whether the management company permits or plans to install communal EV charging points within the parking area.
  • Pet ownership restrictions: Those with domestic pets should review the development house rules to confirm whether dogs or cats are permitted within upper-floor apartments.
  • Storage limitation reality: Despite its impressive 135 square meter size, apartments lack external attics or garages, making integrated interior storage particularly crucial to check.
  • Leasehold legal review: Buyers must ensure their solicitor thoroughly examines the apartment lease length, ground rent terms, and any restrictive clauses prior to contract signing.
  • Market valuation due diligence: Given the unique size of this three-bed unit, buyers should review recent comparable multi-unit sales with their lender's valuer to ensure the agreed price is fully justified.

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 moderately undervalued compared with the available evidence.
  • The asking price appears attractively positioned when evaluated against historical transaction trends within the immediate development, especially considering the unusually generous floor area and superior energy efficiency rating offered by this specific residential unit.
  • Strong under-valuation signals emerge from a direct comparison with recent local sales data, as similar properties in the broader vicinity have consistently achieved significantly higher transaction figures across recent market activity.
  • Potential factors that could undermine this competitive pricing signal include hidden management fees, structural maintenance liabilities associated with apartment living, or restrictive leasehold terms that might deter prospective buyers from making higher offers.
  • The combination of a high energy rating, multiple bathrooms, and dual balconies strongly supports the current asking price, suggesting robust demand and healthy value retention relative to regional averages.

Build Analysis

What we know from similar construction types

  • The property is a second-floor three-bedroom apartment extending to approximately 135 square metres, which is notably spacious for an apartment and includes three bathrooms and a separate utility room.
  • The listing indicates a B1 BER rating, suggesting a high standard of energy efficiency and potential eligibility for green mortgage rates.
  • A buyer should verify management company fees, service charges, sinking fund provisions, and block insurance arrangements typical of developments in this area.
  • It is advisable to investigate the fire safety compliance, sound insulation, and elevator access associated with second-floor apartment living in this building.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately €900 to €1,200.
  • Explanation: Given the property has a high B1 BER rating and a floor area of 135 m², it is expected to be energy efficient, helping to keep annual gas-fired central heating costs relatively moderate compared to lower-rated homes of similar size.

Pollution Safe

8/10

Environmental situation to investigate

  • The property is located in a predominantly residential and village setting, appearing well removed from major heavy industrial sites or active large-scale incinerators.
  • Any historical or localized environmental concerns are not prominently documented for this immediate residential pocket, though standard due diligence regarding nearby legacy uses is recommended.

Flood Safe

8/10

Water overflow reports to follow up

  • The apartment is positioned on the second floor, offering elevated protection from surface-level water accumulation.
  • General regional mapping indicates that Rathcoole is generally at low overall risk of major fluvial flooding, though local surface water drainage during extreme weather events should be verified.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 16 EATON WAY, RATHCOOLE, DUBLIN

    Sale date
    Declared sale price
    €300,000.00
  • 23 EATON WAY, RATHCOOLE, DUBLIN

    Sale date
    Declared sale price
    €355,000.00
  • 17 EATON WAY, RATHCOOLE, DUBLIN

    Sale date
    Declared sale price
    €325,000.00
  • 21 EATON WAY, RATHCOOLE, DUBLIN

    Sale date
    Declared sale price
    €325,000.00
  • 15 EATON WAY, RATHCOOLE, DUBLIN

    Sale date
    Declared sale price
    €255,000.00

Recent sales in the wider Rathcoole area

  • 4 BROADFIELD CLOSE, BROADFIELD MANOR, RATHCOOLE

    Sale date
    Declared sale price
    €385,000.00
  • 46 BROADFIELD AVENUE, Rathcoole, DUBLIN

    Sale date
    Declared sale price
    €470,000.00
  • 3 PEYTON COURT, STONEY LANE, RATHCOOLE

    Sale date
    Declared sale price
    €500,000.00
  • 19 BLACKTHORN HILL CLOSE, RATHCOOLE, DUBLIN 24

    Sale date
    Declared sale price
    €310,000.00
  • 5 RATHMILL GREEN, RATHMILL MANOR, RATHCOOLE

    Sale date
    Declared sale price
    €147,500.00

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 €2,950 for a property priced at €295,000.
  • Solicitor legal fees: generally range from €1,500 to €3,000 excluding VAT and outlays.
  • Land registration fees: typically around €175 to €700 depending on the application type and registration method.
  • Property valuation fees: usually between €150 and €300 for a standard mortgage valuation report.
  • Surveyor fees: expect to pay between €500 and €1,000 depending on the level of detail and type of survey required.
  • Annual home insurance: roughly €400 to €800 per year depending on the policy level and provider.

Forum Talk

What people are saying about this area

  • Residents frequently discuss the convenience of living in Rathcoole village with local shops, cafes, and schools within easy walking distance.
  • Transport links, particularly the proximity to the N7 and local Dublin Bus routes, are often highlighted as major benefits for commuters.
  • Community forums occasionally note the high demand for larger apartments and multi-bedroom properties in the area due to limited supply.
  • Local discussions often mention the appeal of nearby recreational amenities, including local parks and sports clubs.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers a generous 135 sq.m of living space and three double bedrooms, providing enough room for young children, though it is a second-floor apartment without a private garden.

    6/10
  • Teenagers

    Three bedrooms and ample square footage give teenagers decent personal space, and the village-center location allows for independent local mobility.

    6/10
  • Multi-generational Living

    While the layout features three bedrooms and multiple bathrooms, being a second-floor apartment might present accessibility challenges for older family members depending on lift availability.

    5/10
  • Single Buyers

    Spacious layout with multiple ensuite bedrooms offers great flexibility for home-working or hosting guests, ideal for single buyers looking for long-term space.

    8/10
  • Couples

    An exceptionally large 135 sq.m apartment with open-plan living and two balconies provides a fantastic, low-maintenance lifestyle for couples.

    9/10
  • Empty Nesters

    Offers generous space without the heavy maintenance demands of a detached house, though stair access to the second floor should be considered for later years.

    8/10
  • Retirees

    The central village location with amenities in walking distance suits retirees well, but buyers should verify elevator access to this second-floor unit for long-term comfort.

    6/10

Work

3 areas
  • Remote Working

    With c. 135 sq.m of floor area and three bedrooms, there is ample dedicated space to set up comfortable home office configurations.

    9/10
  • Hybrid Commuting

    Convenient access to Dublin Bus, the N7, and the M50 makes hybrid commuting into Dublin and surrounding areas very practical.

    8/10
  • Retired

    Low-maintenance apartment living with local village amenities close at hand suits a relaxed retirement lifestyle.

    7/10

Practical

8 areas
  • Ageing in Place

    The single-level apartment layout is manageable, but the second-floor location means lift reliability is a key factor for long-term accessibility.

    6/10
  • Low Maintenance

    Modern apartment living ensures minimal exterior maintenance responsibilities compared to a traditional house.

    9/10
  • Secure Gated Entry

    Located in a popular development with designated parking, though buyers should verify the specific security and access control features.

    6/10
  • Minimalist Design

    Spacious open-plan layout and contemporary finishes lend themselves naturally to a clean, minimalist interior aesthetic.

    8/10
  • Flexible Floor Plans

    Three generous double bedrooms provide versatile options for guest rooms, home offices, or family quarters.

    7/10
  • Heritage Home

    This is a modern development apartment rather than a period or heritage property.

    1/10
  • Ecological Setup

    Benefits from an impressive B1 BER energy rating, indicating strong thermal efficiency and potential qualification for green mortgages.

    8/10
  • Outdoor areas

    Features two private sunny balconies accessed from both the lounge and the master bedroom, offering pleasant private outdoor sitting space.

    6/10

Interests

9 areas
  • Gardening

    As a second-floor apartment, private outdoor space is limited to two sunny balconies rather than a traditional garden.

    2/10
  • Walking

    All village amenities are within walking distance, and local recreational facilities are within easy reach.

    8/10
  • Gym

    The accessible location provides good opportunities to access local fitness facilities and wellness centers.

    7/10
  • Cycling

    Flat terrain in the immediate village area offers decent cycling potential, though commuters heading into the city will need to navigate major arterial routes.

    6/10
  • Golf

    The location in County Dublin provides reasonable access to several regional golf courses and clubs.

    7/10
  • Fishing

    While general outdoor recreation is accessible, dedicated fishing spots would require travel outside the immediate village center.

    4/10
  • Horse Riding

    Equestrian facilities are typically found in the outer surrounding rural fringes rather than the immediate village core.

    4/10
  • Water Sports

    Inland location means water sports require significant travel toward coastal areas or major lakes.

    2/10
  • Entertaining

    The expansive open-plan living, dining, and kitchen area paired with two private balconies creates an exceptional space for hosting guests.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Located in a popular village development, offering a pleasant residential environment, though central village settings can experience local hubbub.

    6/10
  • Rural Living

    This is a distinctively urban-style apartment situated right in the heart of Rathcoole village rather than a countryside setting.

    3/10
  • Village Living

    Situated directly in the heart of Rathcoole village with shops, cafés, and local services all within comfortable walking distance.

    10/10
  • Coastal Living

    The property is located inland in County Dublin and has no proximity to the coast.

    1/10
  • Urban Living

    Provides convenient access to public transport links to Dublin City Centre, alongside local urban amenities and major transport routes like the N7 and M50.

    7/10

Social

6 areas
  • Community Involvement

    Being positioned in the heart of a popular village development fosters a strong sense of local community engagement.

    7/10
  • Café Culture

    Cafés, restaurants, and local services are conveniently situated within walking distance in Rathcoole village.

    8/10
  • Nightlife

    Local pubs and eateries provide modest village nightlife, while heavier urban nightlife requires travel into Dublin City Centre.

    5/10
  • Health/Wellness groups

    Proximity to local community and recreational facilities supports participation in regional health and wellness activities.

    7/10
  • Networking Opportunities

    Good transport connectivity facilitates networking, though professionals will likely travel toward business hubs for formal events.

    6/10
  • Tech-Hub Connectivity

    Strong road and bus links to Dublin provide reasonable connectivity to major employment and tech hubs.

    7/10

Listing information

Agent
Ray Cooke Auctioneers
Phone
01 403 0720
Published on HouseDelve
21 September 2026
Correction
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Property reference: HD-4C6240HouseDelve · 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.