87 Belarmine Plaza, Belarmine Avenue, Stepaside, Dublin 18D18NT65
€315,000
1 Bed~1 Bath~48 m²~BER B3
What you'll like:
- Energy efficient rating: The property boasts a strong B3 BER rating, which helps ensure lower heating bills and qualifies the buyer for potential green mortgage interest rates.
- Manageable floor area: Offering 48 square meters of well-proportioned space, this compact apartment is ideal for first-time buyers or investors seeking easily managed accommodation.
- Bright open plan layout: The combined living, dining, and kitchen area maximizes natural light and provides a modern, social environment for daily living and entertaining.
- Private outdoor balcony: A dedicated balcony accessed from the main living space provides a tranquil spot to enjoy views of the well-maintained communal landscaped grounds.
- Generous double bedroom: The property includes a comfortably sized double bedroom featuring adequate space for freestanding or built-in storage solutions.
- Desirable village location: Situated within walking distance of Stepaside Village, residents enjoy immediate access to a great variety of local shops, cafes, and neighbourhood amenities.
- Excellent local shopping: Immediate proximity to local retail facilities including a supermarket, pharmacy, and medical centers ensures everyday conveniences are right on your doorstep.
- Abundant recreational options: Residents can easily access local amenities such as Fernhill Park and Gardens, walking trails, golf courses, and various sports clubs for active lifestyles.
- Proximity to major retail: Nearby retail destinations like Dundrum Town Centre and Carrickmines Retail Park offer extensive shopping, dining, and entertainment choices just a short drive away.
- Strong public transport: The development benefits from regular Dublin Bus services and the nearby LUAS Green Line at Glencairn, facilitating straightforward commutes into Dublin city centre.
- Rapid road access: Motorists will appreciate the quick connectivity to the M50 and N11 motorways, making travel across the wider national road network remarkably convenient.
- Community focused setting: The local plaza hosts a community centre alongside local businesses, fostering a vibrant neighbourhood atmosphere right outside your front door.
- Stable asking price: The tracked listing history shows a steady price of €315,000 without erratic fluctuations, suggesting a straightforward and transparent pricing strategy from the outset.
- Appealing communal grounds: The development features professionally landscaped and meticulously maintained green spaces that enhance the visual appeal and overall tranquility of the setting.
- Educational facilities nearby: A selection of well-regarded local primary and secondary schools are situated within a short walk or brief drive from the development.
- Tranquil apartment setting: Positioned to enjoy a peaceful ambiance within the broader development, the property provides a quiet retreat from the hustle and bustle of the city.
- Healthcare access nearby: The immediate locality includes dental and medical facilities, ensuring essential health services are easily reachable without lengthy travel times.
- Leisure and sports proximity: Close proximity to Leopardstown Racecourse and multiple tennis and rugby clubs provides plenty of options for weekend leisure activities.
- Modern development standards: Built within a popular modern neighborhood, the building benefits from contemporary construction standards and established residential management structures.
- Turnkey presentation potential: The bright and well-proportioned accommodation offers a blank canvas for buyers to easily personalize and move in with minimal immediate capital expenditure.
But keep in mind:
- Compact total footprint: With a floor area of 48 square meters, the apartment has limited square footage which may feel restrictive for long-term living or growing households.
- Single bathroom configuration: The property features only one bathroom, which serves both the occupants and visiting guests without a separate guest powder room.
- Management fee uncertainties: Buyers must thoroughly investigate annual management company service charges and sinking fund contributions, as these recurring costs directly impact affordability.
- Elevator and access reliance: Depending on the exact floor level, reliance on shared lifts and common corridors means ongoing service charges are necessary to maintain accessibility.
- Limited storage capacity: Apartments of this size often lack substantial built-in storage, meaning buyers should verify if adequate attic space or designated lockers are included.
- Rental cap considerations: For investor buyers, local Rent Pressure Zone regulations and existing tenancy caps should be carefully verified to understand potential rental yield limitations.
- On-street parking availability: Designated parking spaces should be explicitly confirmed by the agent, as unauthorized or limited visitor parking in plazas can create daily inconveniences.
- Potential noise transference: Being part of a multi-unit plaza development, buyers should check the acoustic insulation between adjacent apartments and public walkways.
- Service charge increases: Rising maintenance costs across apartment complexes could lead to future hikes in service fees that outpace standard inflation rates.
- Single bedroom limitation: The one-bedroom layout restricts future resale appeal to couples, single professionals, or investors rather than expanding families.
- Balcony privacy factors: Depending on the specific orientation and proximity of neighboring balconies, outdoor privacy might be occasionally compromised.
- Lack of private garden: Unlike houses or ground-floor units, the property offers no private green patch, relying entirely on shared communal gardens for outdoor relaxation.
- Ventilation and humidity: Modern airtight B3-rated buildings require diligent use of ventilation systems to prevent condensation and indoor moisture accumulation in compact spaces.
- Stiff regional competition: The Stepaside area features numerous similar apartment developments, which could influence future capital appreciation rates and liquidity upon resale.
- Plaza footfall disruption: Location within a commercial plaza means residents might experience periodic foot traffic noise from nearby retail units, cafes, or community events.
- Bicycle storage logistics: Buyers who cycle should verify whether secure, covered bicycle parking facilities are provided within the apartment block's common areas.
- Lack of private utility room: Without a dedicated utility room, laundry appliances must be housed within the main living or kitchen areas, increasing operational noise.
- Waste management fees: Communal bin store arrangements and associated management fees must be checked to understand local refuse collection protocols and costs.
- Future local development: Buyers should inspect local planning registers for potential upcoming construction projects in the surrounding Belarmine area that could alter views or local traffic.
- Asking price firmness: The stagnant asking price history indicates the seller may be firm on the €315,000 valuation, offering potentially limited room for aggressive price negotiation.
Price positioning
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- The asking price of 315000 euros for this one-bedroom apartment appears notably conservative when evaluating current market conditions and apartment sizes in this suburban Dublin location, suggesting potential initial under-valuation to generate competitive interest.
- Under-valuation signals are evident as the listed figure sits comfortably below broader regional benchmarks for similar 48-square-metre properties equipped with a respectable B3 energy rating and well-maintained communal amenities nearby.
- Factors that could support such an aggressive asking price include a deliberate strategy to stimulate fierce bidding wars, whereas elements that might undermine this approach involve prospective buyers anticipating hidden costs or aggressive competition driving the final transaction well above initial expectations.
- Additional relevance comes from examining the stability of the recorded asking-price history, which shows no movement since first observed, indicating a firm initial marketing stance by the agent without hasty reductions.
Build Analysis
What we know from similar construction types
- The property is a one-bedroom apartment situated within the established Belarmine development in Stepaside, Dublin 18.
- Given its apartment status, a buyer should investigate management company fees, sinking fund provisions, and the general maintenance record of the communal grounds and building exterior.
- A buyer should verify compliance with current fire safety and building regulations applicable to multi-unit apartment complexes.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 400 to 600 euro.
- This estimate reflects the efficient B3 energy rating and the compact 48 square metre floor area of the apartment, which helps retain heat effectively.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located in an elevated suburban setting in Stepaside, maintaining a safe physical separation from major river floodplains.
- Official flood mapping indicates that modeled high-probability and extreme flood extents do not reach the immediate location of this development.
- While regional drainage capacity should always be considered during exceptionally heavy rainfall, the local topography significantly reduces overall river flood exposure.
The property is outside the mapped flood area. But the nearest mapped area is approximately 96 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
84 BELARMINE PLAZA, BELARMINE AVENUE, STEPASIDE
- Sale date
- Declared sale price
- €391,000.00
89 BELARMINE PLAZA, BELARMINE AVENUE, STEPASIDE
- Sale date
- Declared sale price
- €375,000.00
70 BELARMINE PLAZA, Stepaside
- Sale date
- Declared sale price
- €305,000.00
84 BELARMINE PLAZA, BELARMINE AVENUE, STEPASIDE
- Sale date
- Declared sale price
- €260,000.00
87 BELARMINE PLAZA, STEPASIDE DUBLIN 18, DUBLIN
- Sale date
- Declared sale price
- €265,000.00
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
87 BELARMINE PLAZA, STEPASIDE DUBLIN 18, DUBLIN
- Sale date
- Declared sale price
- €265,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,150 — 1% of €315,000.
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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: 1,500 to 2,500 euro excluding outlay and VAT.
- Land registration fees: 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: 150 to 250 euro for a standard mortgage valuation report.
- Surveyor fees: 400 to 700 euro for a structural condition report on a 48 square metre apartment.
- Annual home insurance: 300 to 500 euro depending on the level of contents and buildings cover selected.
Forum Talk
What people are saying about this area
- Residents in the Belarmine and Stepaside areas frequently discuss local transport connectivity, noting the convenience of the nearby LUAS Green Line at Glencairn and local bus routes like the 44 and 47 for commuting to Dublin city centre.
- Community forums often highlight the appeal of the immediate locality, particularly the walking distance to Stepaside Village and its array of local shops, cafes, and medical facilities.
- Local discussions regularly mention recreational amenities, praising the proximity of Fernhill Park and Gardens as well as various walking trails and sports clubs in the wider Dublin 18 area.
- Residents frequently share positive feedback regarding the community infrastructure in Belarmine, noting the utility of the local community centre, retail offerings, and nearby retail parks such as Carrickmines and Dundrum Town Centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
With only one bedroom and 48 square metres of floor area, this apartment lacks the space and accommodation necessary to comfortably house young children.
- Teenagers1/10
A single-bedroom layout offers zero privacy or room for teenagers, making it completely unsuitable for families with older children.
- Multi-generational Living1/10
The compact 48 m² footprint of this one-bedroom apartment cannot accommodate multi-generational living arrangements.
- Single Buyers10/10
This bright and well-proportioned one-bedroom apartment is ideally sized, located, and priced for single buyers entering the market.
- Couples8/10
While compact at 48 m², the open-plan living layout and convenient location make this a very suitable starter home for a couple.
- Empty Nesters8/10
Offering low-maintenance apartment living with lift access and nearby amenities, this property suits empty nesters looking to downsize.
- Retirees7/10
The property provides manageable single-level living close to local healthcare, shops, and transport, though buyers should verify long-term accessibility features.
Work
3 areas- Remote Working8/10
The bright open-plan layout suits remote work arrangements well, provided buyers configure a dedicated workspace within the apartment.
- Hybrid Commuting8/10
With regular public transport links including the nearby LUAS Green Line at Glencairn and Dublin Bus routes, hybrid commuting to the city is very feasible.
- Retired8/10
Local medical facilities, pharmacies, and a community centre in the plaza make this a very practical base for retirees.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living is convenient, though buyers should verify lift access and suitability for long-term accessibility needs.
- Low Maintenance9/10
At 48 m² with communal grounds upkeep managed externally, this property requires minimal ongoing maintenance.
- Secure Gated Entry7/10
Buyers should verify the specific security and access control features implemented across the Belarmine Plaza development.
- Minimalist Design9/10
The open-plan kitchen, living, and dining configuration lends itself exceptionally well to a clean, minimalist interior design approach.
- Flexible Floor Plans4/10
With a compact one-bedroom, one-bathroom footprint spanning 48 m², layout flexibility is inherently restricted.
- Heritage Home1/10
This is a modern apartment development rather than a period or heritage property.
- Ecological Setup7/10
The apartment achieves a strong B3 BER rating, indicating good energy efficiency and lower heating demands.
- Outdoor areas5/10
Private outdoor space is limited to a balcony, though residents enjoy direct access to expansive landscaped communal grounds and nearby Fernhill Park.
Interests
9 areas- Gardening3/10
As an apartment with only a balcony, private gardening space is absent, though beautifully landscaped communal grounds are maintained for residents.
- Walking9/10
Recreational amenities abound with Fernhill Park and Gardens nearby, alongside numerous interesting walking trails in the foothills.
- Gym8/10
There is a gym located within the immediate locality of the development for convenient fitness routines.
- Cycling6/10
Road networks and nearby areas offer cycling potential, though buyers should verify secure bike storage facilities within the apartment development.
- Golf8/10
Numerous golf courses are located within the surrounding locality, making this a great spot for golf enthusiasts.
- Fishing2/10
The immediate suburban location does not offer notable fishing opportunities.
- Horse Riding4/10
While rural foothill areas nearby may have equestrian facilities, the immediate setting is decidedly suburban.
- Water Sports2/10
The inland location provides no immediate access to water sports facilities.
- Entertaining5/10
The open-plan living, dining, and kitchen area plus a balcony allow for casual hosting, but the overall 48 m² size limits large gatherings.
Lifestyle
5 areas- Quiet Living8/10
The apartment enjoys a private and tranquil setting with pleasant views of well-maintained and landscaped communal grounds.
- Rural Living2/10
Located in a popular suburban development with high-density apartment blocks, this offers an urban or suburban rather than rural experience.
- Village Living9/10
The property is within easy walking distance of Stepaside Village and close to Sandyford Village, offering an excellent community feel.
- Coastal Living2/10
The location is landlocked in the foothills of the Dublin mountains, far from any coastal amenities.
- Urban Living7/10
Situated within a structured suburban development with strong transport links to Dublin City Centre, offering convenient access to urban infrastructure.
Social
6 areas- Community Involvement8/10
The plaza hosts a local community centre, and the development fosters an active neighbourhood feel within Stepaside.
- Café Culture8/10
Residents benefit from a café, restaurant, and supermarket within the immediate locality of the development.
- Nightlife4/10
Nightlife options are limited locally, requiring travel to nearby suburban centres or Dublin City Centre for extensive entertainment.
- Health/Wellness groups8/10
Proximity to a local gym, pharmacy, and medical/dental facilities supports health and wellness activities.
- Networking Opportunities6/10
Good connectivity to business parks and tech hubs via the M50 and LUAS offers reasonable networking avenues for professionals.
- Tech-Hub Connectivity7/10
The location provides accessible transit links toward major employment and tech hubs along the LUAS line and M50 corridor.
Listing information
- Agent
- DNG Stillorgan
- Phone
- 01 283 2700
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-2EEFA7HouseDelve · 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.