82 The Rectory, Stepaside, Dublin 18D18D1V2
€365,000
2 Bed~2 Bath~65 m²~BER C
What you'll like:
- Dual aspect layout: The property features a dual aspect design with windows in every room, ensuring exceptional natural light and an airy living environment that enhances daily comfort.
- Green open views: Overlooking green open spaces, the home enjoys a pleasant visual outlook and a greater sense of privacy compared to properties facing directly onto neighboring blocks.
- Private outdoor spaces: Residents benefit from a private balcony accessed from the living area as well as access to a separate patio area off the second bedroom, offering versatile options for relaxation.
- Two double bedrooms: Both bedrooms are generously proportioned double rooms equipped with built-in wardrobes, providing ample storage space and accommodating furniture layouts easily for future occupants.
- Dedicated utility room: A separate utility room sits off the kitchen/diner, providing valuable additional storage and housing laundry appliances away from the primary living and dining zones.
- Own private entrance: The property features its own private front entrance, enhancing the house-like feel and offering greater privacy and convenience when coming and going.
- Not overlooked positioning: The favorable positioning within the development ensures the home is not overlooked, contributing to a quiet and private residential experience for the buyer.
- Ample communal parking: The development provides ample communal parking spaces for residents and visitors, reducing the daily hassle of securing a vehicle spot close to the entrance.
- Stepaside village proximity: Located a short stroll from the charming village of Stepaside, residents have immediate access to specialized shops, local services, and neighborhood conveniences.
- Belarmine amenities nearby: A short distance from Belarmine, the area offers a supermarket, pharmacy, medical centre, dental practice, gym, eateries, and playgrounds for convenient daily living.
- Extensive local shopping: The location provides easy access to Dundrum Town Centre, Sandyford Business Park, and the Beacon South Quarter for comprehensive retail, dining, and professional services.
- Abundant green spaces: Fernhill Gardens with approximately 80 acres of parkland is nearby, offering extensive walking trails and outdoor recreation for nature enthusiasts and families.
- Diverse recreational facilities: Numerous golf clubs, pitch and putt courses, equestrian centers, and exceptional hill walking spots nearby cater to a wide variety of active lifestyle interests.
- Sports club access: The neighborhood is well-served by local rugby, soccer, and GAA clubs, making it easy for residents to engage in community sports and organized physical activities.
- Strong educational options: An excellent selection of primary and secondary schools are located nearby, including Gaelscoil Thaobh na Coille and Stepaside Educate Together, benefiting families with children.
- Green Line Luas access: Commuters enjoy convenient access to the Luas Green Line via the Glencairn stop, facilitating fast and reliable public transport connections into the city centre.
- Direct bus links: Dublin Bus routes 44, 47, and 118 provide direct transport links to University College Dublin and surrounding areas, supporting flexible commuting alternatives.
- Motorway connectivity: Proximity to both the M50 motorway and the N11 ensures rapid vehicular access for drivers commuting across the wider Dublin region and national road network.
- Manageable service charges: The annual service charge is approximately 1,250 euros, offering relatively low ongoing maintenance costs for communal areas compared to similar apartment developments.
- Stable asking price: The asking price of 365,000 euros has remained completely stable since tracking began, indicating a firm pricing strategy from the vendor in the current market.
But keep in mind:
- C energy rating: The property holds a BER rating of C, which means a buyer should investigate potential energy efficiency upgrades to reduce future heating costs and carbon emissions.
- Moderate energy efficiency: An energy performance indicator of 173.42 kWh/m2/yr suggests that insulation or heating systems may fall short of modern standards, requiring potential capital investment.
- Compact floor area: With a total floor area of approximately 65 square meters, the compact footprint may feel restrictive for growing households or buyers requiring extensive home office space.
- Management company fees: Buyers must verify the exact current service charge figure and review the management company's financial health, sinking fund balances, and upcoming maintenance schedules.
- Unverified appliance condition: The selling agents explicitly note that apparatus, fixtures, fittings, and services have not been tested, so purchasers should budget for a thorough independent structural survey.
- Potential parking competition: While communal parking is described as ample, unassigned spaces can sometimes lead to availability issues during peak evening hours or weekends.
- Balcony maintenance obligations: Ownership of a private balcony involves shared responsibility guidelines with the management company regarding structural upkeep, waterproofing, and surface cleaning restrictions.
- Utility room ventilation: Buyers should check the mechanical ventilation and plumbing setup in the separate utility room to ensure adequate moisture control and prevent damp issues.
- Window maintenance liability: With windows in every room contributing to the dual aspect, the buyer should inspect the window frames and double glazing for age and replacement timelines.
- Traffic congestion proximity: Easy access to the M50 and local arterial routes can result in peak-hour traffic bottlenecks near the development entrances and surrounding junctions.
- School demand pressure: Popular local primary and secondary schools may experience high enrolment demand, so parents should verify catchment areas and admission policies independently.
- Leasehold legal verification: As an apartment development, purchasers must instruct their solicitor to thoroughly examine lease terms, ground rents, restrictive covenants, and rules regarding pets or renting.
- Potential noise transmission: Living in a multi-unit development means buyers should assess acoustic insulation between floors and adjoining party walls during the viewing process.
- Future development surround: Rapidly expanding residential and commercial zones nearby could lead to ongoing construction traffic and changes to the local landscape over coming years.
- Public transport reliance: While Luas and bus links are accessible, reliance on scheduled services requires factoring in potential transit delays during peak commuting hours.
- Heating system age: The physical condition and operational efficiency of the primary heating boiler should be professionally inspected, as replacement costs can impact immediate post-purchase budgets.
- Storage limitation constraints: Aside from built-in wardrobes and a utility room, the apartment lacks a dedicated external storage locker, which might challenge buyers with bulky gear.
- Bathroom ventilation check: Both bathrooms should be checked for effective extractor fan performance to ensure proper humidity management in windowless or internal shower spaces.
- Refuse management logistics: Buyers should verify the location, security, and cleanliness of communal bin stores to ensure convenient waste disposal and recycling management for apartment residents.
- Market pricing alignment: At 365,000 euros for a 65-square-meter C-rated unit, buyers should compare recent local transaction data to ensure the price aligns accurately with prevailing market conditions.
Price positioning
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- The asking price appears modestly undervalued when compared against recent local transaction figures for similar residential units within the same immediate development, suggesting a competitive initial pricing strategy designed to attract strong interest.
- Valuation signals indicate a favourable entry point relative to recent estate sales, though potential buyers should factor in the C energy rating which may eventually prompt future efficiency upgrades to align with modern standards.
- Strong local amenities, excellent transport connectivity via the nearby Luas line, and low annual service charges heavily support this asking price, whereas broader macroeconomic shifts could potentially impact future capital appreciation.
- Overall market sentiment and the stable recorded listing history imply that the property offers good value for prospective purchasers looking for well-positioned suburban accommodation with private outdoor spaces.
Build Analysis
What we know from similar construction types
- The property is an apartment built in 2005 by Albany Homes, featuring a dual aspect layout with windows in every room, a private balcony, and a separate patio area.
- Buyers should investigate the management company structure, current and future service charges (noted around 1,250 annually), sinking fund balances, and building insurance provisions.
- Given the 2005 construction date, a professional survey should inspect for typical issues of that era such as window seals, balcony waterproofing, and ventilation efficiency.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 800 to 1,200 euro.
- Explanation: Given the floor area of approximately 65 square metres and a C energy rating, energy consumption for space heating and hot water will be moderate, though actual costs will vary based on occupant usage patterns and fuel prices.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and suburban, located near the foothills of the Dublin mountains, appearing largely free from major heavy industrial pollution sources.
- Any potential proximity to historical landfills or localized industrial concerns should be independently verified by the purchaser during standard conveyancing checks.
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
38 THE RECTORY, ENNISKERRY ROAD, STEPASIDE
- Sale date
- Declared sale price
- €433,000.00
139 THE RECTORY, ENNISKERRY RD, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €395,500.00
55 THE RECTORY, STEPASIDE, DUBLIN
- Sale date
- Declared sale price
- €391,000.00
51 THE RECTORY, ENNISKERRY RD, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €425,000.00
116 THE RECTORY, STEPASIDE, DUBLIN
- Sale date
- Declared sale price
- €380,000.00
Recent sales in the wider Stepaside 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: €3,650 — 1% of €365,000.
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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 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 required by mortgage lenders.
- Surveyor fees: approximately 400 to 800 euro for a standard structural survey on a property of this size.
- Annual home insurance: approximately 350 to 600 euro depending on the level of contents and building cover chosen.
Forum Talk
What people are saying about this area
- Residents frequently discuss the charm and convenience of Stepaside village, noting its village feel combined with modern amenities in nearby Belarmine.
- Commuters on local forums often highlight the accessibility of the Luas Green Line from Glencairn, while mentioning peak-time traffic congestion around the M50 junction.
- Local parent groups frequently discuss the strong selection of primary and secondary schools in the wider Dublin 18 catchment area.
- Outdoor enthusiasts in community discussions praise the proximity to Fernhill Gardens, local golf clubs, and hill walking opportunities in the Dublin mountains.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features two bedrooms and access to nearby playgrounds and green open spaces, making it manageable for a small family, though the apartment layout offers limited indoor play space compared to a house.
- Teenagers5/10
Two double bedrooms provide adequate room for growing children, but the 65.08 m² floor area might feel somewhat confined for teenagers requiring greater personal space.
- Multi-generational Living3/10
With a floor area of 65.08 m² and two bathrooms, the apartment lacks the spatial separation and independence typically required for multi-generational living.
- Single Buyers9/10
An asking price of €365,000 for a two-bedroom apartment near transport links like the Luas Green Line offers an excellent entry point for single buyers seeking their own home.
- Couples9/10
The dual-aspect layout, private balcony, and separate utility room provide comfortable, modern living arrangements well-suited for couples.
- Empty Nesters8/10
The low service charge of approximately €1,250 and manageable apartment size make this an attractive option for those looking to downsize while staying close to village amenities.
- Retirees7/10
Proximity to local medical centres, pharmacies, and village amenities supports independent living, though buyers should verify the floor level and stair access.
Work
3 areas- Remote Working8/10
The second bedroom and dual-aspect natural light create functional spaces for a home office setup, though buyers should verify broadband speeds.
- Hybrid Commuting9/10
Convenient access to the Luas Green Line at Glencairn and direct bus routes to UCD make hybrid commuting highly practical.
- Retired8/10
Low maintenance requirements and proximity to healthcare facilities in Belarmine suit a retired lifestyle well.
Practical
8 areas- Ageing in Place6/10
The manageable property size appeals to downsizers, but buyers must verify accessibility features such as lift availability if the property is above ground level.
- Low Maintenance9/10
With a low service charge of approximately €1,250 and apartment-style living, exterior maintenance is handled collectively.
- Secure Gated Entry5/10
The listing highlights an exclusive development and own private entrance, but buyers should verify specific security gate details.
- Minimalist Design8/10
The dual-aspect layout and clean apartment floor plan lend themselves well to minimalist interior styling.
- Flexible Floor Plans6/10
The 65.08 m² layout features a clear division of rooms with a separate utility and kitchen, offering standard apartment flexibility.
- Heritage Home1/10
Built in 2005 by Albany Homes, this is a modern construction rather than a period or heritage property.
- Ecological Setup6/10
The property holds a C BER rating, indicating standard energy efficiency with potential for future upgrades by the buyer.
- Outdoor areas8/10
Features a private balcony accessed from the living room and bedroom, plus access to a separate patio area and nearby parklands.
Interests
9 areas- Gardening4/10
While there is a private balcony and access to a separate patio area, traditional gardening opportunities are restricted by the apartment setup.
- Walking9/10
Proximity to Fernhill Gardens with approximately 80 acres of parkland and exceptional hill walking nearby makes this ideal for walking enthusiasts.
- Gym8/10
A local gym is available a short distance away in Belarmine, supporting regular fitness routines.
- Cycling6/10
The suburban location offers access to local roads, though cyclists should verify secure bike storage provisions within the development.
- Golf8/10
The area boasts numerous golf clubs nearby, catering well to golf enthusiasts.
- Fishing3/10
The location offers limited direct access to major fishing spots without travelling further afield.
- Horse Riding7/10
Equestrian facilities are noted nearby, making it reasonably convenient for horse riding enthusiasts.
- Water Sports2/10
Inland location means water sports require significant travel towards the coast or lakes.
- Entertaining7/10
The spacious reception room and direct access to a private balcony provide a good environment for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Overlooking green open spaces and described as not overlooked, the development offers a peaceful environment while remaining connected to suburban conveniences.
- Rural Living3/10
Located in an exclusive suburban development near Stepaside village, this is decidedly an urban or suburban setting rather than rural.
- Village Living9/10
Situated a short stroll from Stepaside village and close to Belarmine, residents enjoy easy access to local shops, eateries, and a community feel.
- Coastal Living2/10
The location is inland in South Dublin with no immediate proximity to the coast.
- Urban Living8/10
Easy access to Sandyford Business Park, the Luas, and nearby town centres provides strong connectivity to broader urban infrastructure.
Social
6 areas- Community Involvement7/10
Proximity to local village amenities and neighbourhood centres fosters a welcoming community atmosphere.
- Café Culture8/10
Local eateries and offerings in Stepaside village and Belarmine provide plenty of options for coffee and casual dining.
- Nightlife4/10
Nightlife options are relatively quiet locally, with residents likely needing to travel toward Dundrum or Dublin city centre for extensive nightlife.
- Health/Wellness groups8/10
Proximity to a medical centre, dental practice, and nearby wellness facilities supports health-conscious living.
- Networking Opportunities7/10
Proximity to Sandyford Business Park offers solid professional networking and employment opportunities.
- Tech-Hub Connectivity8/10
Close proximity to Sandyford Business Park places residents near major technological and corporate employers.
Listing information
- Agent
- Mark Kelly & Associates
- Phone
- 01 493 8969
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-6F0F65HouseDelve · 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.