
93 The Watermill, Raheny, Dublin 5D05E2P7
€550,000
2 Bed~2 Bath~85 m²~BER B3
What you'll like:
- Turnkey interior condition: The property has been completely refurbished and upgraded to an exceptional standard, offering a genuine move-in ready home with zero immediate renovation required.
- Generous floor area: Extending to approximately 85 square metres, this apartment provides significantly more space than typical two-bedroom units, making it feel like a much larger home.
- South-facing balcony space: Features a large outdoor terrace measuring roughly 5.87m by 2.00m with a sunny orientation, providing a wonderful sheltered spot for outdoor dining and entertaining.
- Intimate block layout: Occupying the middle floor of Block 2, which contains only three apartments total, ensuring a quieter living environment with fewer shared walls and neighbors.
- Efficient B3 BER rating: The strong energy rating enhances thermal comfort and lower utility bills, while potentially qualifying the buyer for more favorable green mortgage interest rates.
- Dual designated parking: Includes two designated car parking spaces, which is a rare and valuable commodity for apartment living in this established coastal suburb.
- Open-plan living space: The expansive kitchen, living, and dining room extends over seven metres in length, delivering a wonderfully bright and airy focal point for daily life.
- Modern combi boiler system: Equipped with a modern combi boiler that provides instant hot water on demand, improving overall convenience and removing reliance on a traditional immersion tank.
- Dedicated utility area: Features a separate utility area incorporated into the generous entrance hall housing the washing machine, keeping laundry appliances neatly hidden from the main living areas.
- Newly fitted bathrooms: Both the main bathroom and the primary bedroom en-suite have been completely renewed with crisp, contemporary finishes that elevate the daily living experience.
- Electric blinds included: Fitted with electric blinds throughout the home, adding a touch of modern luxury and convenient light control for all large windows and balcony doors.
- Excellent built-in storage: The interior includes ample built-in storage solutions and a dedicated hot press, ensuring clutter-free living and practical everyday organization.
- Convenient lift access: Provides elevator service within the block, ensuring easy accessibility for shopping, luggage, or residents with limited mobility reaching the middle floor.
- Proximity to St Annes Park: Located a short distance from St Anne Park, offering vast mature woodland, rose gardens, and recreational amenities right on your doorstep.
- Coastal lifestyle proximity: Situated close to the scenic seafront, Bull Island, and Dollymount Strand, giving residents easy access to exceptional coastal walks and outdoor water activities.
- Walking distance to village: Raheny Village, with its local shops, cafes, and essential services, is within convenient reach for daily errands without needing to drive.
- DART station accessibility: Close proximity to local DART services ensures fast, reliable public transport commuting links directly into Dublin city centre and coastal towns.
- Mature residential development: Set within The Watermill, a well-established and beautifully maintained development known for its peaceful atmosphere and attractive landscaping.
- Abundant natural light: Extensive glazing throughout the open-plan living areas brings in generous amounts of natural daylight, enhancing the overall mood and spaciousness of the interior.
- Quality timber flooring: Beautiful timber flooring spans the main areas, providing a cohesive, high-end aesthetic that complements the contemporary neutral interior finishes.
But keep in mind:
- Management company fees: Buyers must verify the annual service charges and sinking fund contributions, as apartment living in mature developments entails ongoing maintenance costs that can rise over time.
- Leasehold tenure check: Buyers should instruct their solicitor to thoroughly investigate the lease length, ground rent obligations, and any specific covenants or restrictions imposed by the management entity.
- Block maintenance history: Due diligence should include reviewing recent owners management company meeting minutes to check for upcoming capital expenditures, roof repairs, or historical building issues.
- Communal area upkeep: Inspect shared stairwells, elevators, and exterior grounds to ensure the management company maintains high standards across the broader residential development.
- Designated parking enforcement: Confirm the exact location and physical accessibility of the two allocated parking spaces to ensure they are conveniently positioned relative to Block 2.
- Refurbishment compliance: Verify that all recent extensive interior upgrades, including plumbing and electrical alterations, complied with local building regulations and received proper certification.
- Sound insulation levels: As a middle-floor apartment, prospective buyers should assess acoustic privacy from upper or lower neighbors, particularly given the shared building structure.
- External window maintenance: Clarify whether the management company or the individual apartment owner is responsible for exterior window cleaning and eventual frame repairs.
- Waste management facilities: Check the location, capacity, and management of communal bin stores to ensure convenient refuse disposal without pest or overflow issues.
- B3 BER verification: Although rated B3, buyers might want to review the detailed energy assessor report to understand if any specific insulation upgrades could push the rating even higher.
- Insurance policy coverage: Ensure the block insurance policy adequately covers common areas, structural elements, and that individual contents policies align with building requirements.
- Rental cap regulations: If purchasing as an investment, verify whether any rental restriction exemptions apply to the property under current regional housing legislation.
- Bicycle storage availability: Check if secure communal bicycle storage facilities exist within the development for residents who cycle for commuting or leisure.
- EV charging infrastructure: Investigate whether the parking spaces feature electric vehicle charging points or if the management company permits their installation for residents.
- Visitor parking availability: Assess the availability of designated visitor parking spaces within the development to ensure guests can park without difficulty.
- Local development plans: Review local authority planning registers to check for any nearby vacant land or planned developments that might impact future views or local traffic.
- Peak traffic congestion: Test the commute times during rush hour from Raheny toward the city center to understand typical traffic bottlenecks along arterial coastal routes.
- Combi boiler service history: Request recent service records and warranty details for the newly installed combi boiler to ensure it functions reliably and safely.
- Balcony weather exposure: Consider how the south-facing balcony handles high winds or intense sun exposure, and check the drainage provisions to prevent pooling during heavy rainfall.
- Pet policy restrictions: Review the developments rules and regulations regarding domestic pets, as some apartment complexes enforce strict limitations on keeping animals.
Price positioning
?
- The asking price appears reasonably positioned because it sits comfortably within the range established by verified transactions for similar properties in the immediate development and surrounding area.
- Upward valuation signals include the exceptional turnkey finish, high-end refurbishment, modern energy rating, and desirable south-facing balcony feature that distinguish this home from standard units.
- Potential factors that could undermine this pricing include broader macroeconomic headwinds affecting buyer borrowing capacity or strong competition from alternative properties listed nearby at lower price points.
- Supporting factors involve robust local demand for mature coastal locations close to transport links, parks, and village amenities, which typically underpins strong buyer interest and competitive bidding.
Build Analysis
What we know from similar construction types
- The property is an apartment located on the middle floor of an intimate block consisting of only three units, which may offer a more private living experience compared to larger multi-unit blocks.
- The building features lift access, and a buyer should verify the ongoing maintenance arrangements, service charges, and sinking fund status for the development.
- The apartment has undergone a comprehensive internal refurbishment featuring upgraded finishes, new bathrooms, and a modern combi boiler; a buyer should check that all relevant compliance certifications were obtained for any structural or plumbing alterations.
- The B3 BER rating indicates good energy efficiency, which is beneficial for heating costs and comfort.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €800 and €1,100.
- The apartment benefits from a strong B3 BER rating and a modern combi boiler, which helps maintain energy efficiency for an 85 square metre property.
Pollution Safe
9/10Environmental situation to investigate
- The location appears largely residential and well-removed from heavy industrial zones, major waste incinerators, or active landfills.
- Any historical industrial uses or legacy concerns in the wider Dublin coastal district should be verified through local authority environmental searches if specific remediation history is required.
Flood Safe
8/10Water overflow reports to follow up
- The general Raheny and coastal proximity area is largely established, though certain low-lying zones near coastal stretches or watercourses can be subject to localized flood risk warnings during extreme weather events.
- Buyers should consult official OPW flood maps to confirm the precise flood risk profile relative to sea levels and nearby drainage infrastructure.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
120 THE WATERMILL, WATERMILL RD, RAHENY DUBLIN 5
- Sale date
- Declared sale price
- €565,000.00
96 THE WATERMILL, BETTYGLEN, RAHENY DUBLIN 5
- Sale date
- Declared sale price
- €473,000.00
36 THE WATERMILL, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €590,000.00
110 THE WATERMILL, BETTYGLEN, RAHENY DUBLIN 5
- Sale date
- Declared sale price
- €395,000.00
5 THE WATERMILL, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €470,000.00
Recent sales in the wider Raheny area
23 CASTLETIMON AVE, COOLOCK, DUBLIN 5
- Sale date
- Declared sale price
- €410,000.00
28 BELMONT PARK, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €572,000.00
51 MILLBROOK RD, RAHENY DUBLIN 5, DUBLIN
- Sale date
- Declared sale price
- €460,000.00
82 CLANMAURICE RD, DONNYCARNEY NORTH, DUBLIN 5
- Sale date
- Declared sale price
- €465,000.00
39 GRACEFIELD RD, ARTANE, DUBLIN 5
- Sale date
- Declared sale price
- €565,000.00
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
93 THE WATERMILL, BETTYGLEN, RAHENY
- Sale date
- Declared sale price
- €497,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €5,500 based on 1% of the asking price up to €1 million.
- Solicitor legal fees: Generally range from €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: Around €600 to €800 depending on the property value and registration type.
- Property valuation fee: Typically between €150 and €300 for a mortgage valuation report.
- Surveyor fees: Estimated between €400 and €800 depending on the depth of the survey required.
- Annual home insurance: Roughly €300 to €600 per year depending on the policy cover.
Forum Talk
What people are saying about this area
- Residents in the Raheny and surrounding coastal areas frequently highlight the exceptional convenience of living near St Anne's Park and Dollymount Strand.
- Local forums often discuss public transport connectivity, particularly the reliability and frequency of DART services into Dublin city centre.
- Community discussions frequently praise the village atmosphere of Raheny, noting a good selection of local shops, cafes, and amenities.
- Traffic management around major arterial routes and local access points during peak commuting hours is a recurring topic among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
While the apartment offers a generous 85 sq. m. and a quiet setting, the middle-floor apartment layout with two bedrooms and no private garden makes it better suited to older children rather than toddlers.
- Teenagers7/10
Two double bedrooms and good internal space provide workable accommodation for families with a teenager, with nearby coastal amenities and DART services adding appeal.
- Multi-generational Living2/10
With only two bedrooms and a single open-plan living area, this apartment lacks the spatial separation and independence needed for multi-generational living.
- Single Buyers8/10
A stylish, completely refurbished two-bedroom turnkey property with excellent storage, two parking spaces, and close proximity to the village and DART.
- Couples9/10
The open-plan kitchen, living, and dining space combined with a large south-facing balcony and high-end finishes makes this an exceptional home for couples.
- Empty Nesters9/10
Offering low-maintenance apartment living with lift access, high-end refurbishment, and two parking spaces, it is ideal for those downsizing from larger houses.
- Retirees8/10
The middle-floor location with lift access, secure parking, and proximity to St Anne's Park and the coast supports comfortable and accessible living, though stairs should be considered if the lift fails.
Work
3 areas- Remote Working8/10
Generous floor area of 85 sq. m., excellent storage, and a bright open-plan space provide a comfortable environment for home offices.
- Hybrid Commuting9/10
Conveniently located within reach of DART services, making city-centre commuting straightforward for hybrid workers.
- Retired9/10
Low-maintenance turnkey living with lift access and nearby parks makes this a stress-free choice for retirees.
Practical
8 areas- Ageing in Place7/10
Features lift access and lateral apartment living, though buyers should verify long-term suitability regarding bathroom configurations and lift maintenance.
- Low Maintenance10/10
Completely refurbished to an exceptional standard with modern finishes, a B3 BER rating, and no immediate property maintenance required.
- Secure Gated Entry5/10
The listing notes a mature development with an intimate three-apartment block, but buyers should verify if the main entrance features secure gated entry.
- Minimalist Design8/10
Features clean lines, timber flooring, contemporary bathrooms, and electric blinds suited to a streamlined aesthetic.
- Flexible Floor Plans6/10
Well-proportioned open-plan living areas and two double bedrooms, though internal walls are fixed within the apartment structure.
- Heritage Home1/10
This is a modern, completely refurbished apartment rather than a period or heritage property.
- Ecological Setup8/10
Benefits from a strong B3 BER rating, modern combi boiler for instant hot water, and double glazing contributing to energy efficiency.
- Outdoor areas7/10
While lacking a private garden, it boasts a substantial south-facing balcony measuring approx. 5.87m x 2.00m ideal for outdoor dining.
Interests
9 areas- Gardening2/10
As an apartment with no private garden or allotment space, opportunities for gardening are limited to indoor plants or container growing on the balcony.
- Walking10/10
Exceptional proximity to St Anne's Park, the seafront, Bull Island, and Dollymount Strand provides endless scenic walking routes.
- Gym6/10
No gym is integrated into the development, requiring a commute or search for local commercial fitness facilities.
- Cycling8/10
Flat coastal areas and proximity to parklands like St Anne's Park offer great cycling infrastructure and recreational routes.
- Golf7/10
Several well-regarded golf clubs are located within the general North Dublin coastal area.
- Fishing5/10
Proximity to the coast offers sea fishing possibilities, though buyers should verify local access points and regulations.
- Horse Riding3/10
St Anne's Park historically features equine amenities, but dedicated equestrian facilities nearby are limited.
- Water Sports8/10
Proximity to Dollymount Strand and the coast makes this a very convenient location for water sports enthusiasts.
- Entertaining9/10
A large 7.79m open-plan living and dining area coupled with an impressive south-facing balcony makes this home brilliant for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in an intimate block of just three apartments within a mature, peaceful development away from major thoroughfares.
- Rural Living1/10
This is a suburban apartment development close to village amenities, public transport, and the coast, offering no rural isolation.
- Village Living9/10
Raheny Village, local shops, and cafés are within easy reach, offering a strong sense of local community convenience.
- Coastal Living9/10
The development is close to the seafront, Bull Island, and Dollymount Strand, making it a fantastic base for coastal walks and sea air.
- Urban Living6/10
While close to DART services for fast access to Dublin city centre, the immediate setting is decidedly suburban and green rather than urban.
Social
6 areas- Community Involvement7/10
A mature residential setting with active local groups and community events centered around Raheny village.
- Café Culture8/10
Local cafés in Raheny village are within easy reach for social outings and weekend coffee.
- Nightlife4/10
The immediate area is quiet and residential; serious nightlife options will require travel into the city centre or nearby bustling hubs.
- Health/Wellness groups7/10
St Anne's Park and local community centers frequently host health, fitness, and pilates & stretching groups.
- Networking Opportunities5/10
Primarily a residential suburb, meaning local professional networking is limited compared to central business districts.
- Tech-Hub Connectivity6/10
Good transport links via the DART provide access to city-centre tech hubs, though buyers should verify broadband speeds.
Listing information
- Agent
- Gallagher Quigley
- Phone
- 01 818 3000
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-53CBC2HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.