
93 The Watermill, Raheny, Dublin 5D05E2P7
€550,000
2 Bed~2 Bath~90 m²~BER B3
What you'll like:
- Substantial floor area: Spanning approximately ninety square meters, this apartment offers remarkably generous proportions that easily rival the interior space typically found in traditional suburban houses.
- Immaculate turnkey condition: Extensive and high-end refurbishment by the current owners means buyers can move in immediately without facing any costly or disruptive renovation works.
- Intimate block layout: Positioned on the middle floor of Block 2, which contains only three apartments, residents enjoy significantly more privacy and reduced foot traffic than in larger complexes.
- Expansive open-plan living: The massive seven-point-seven-nine-meter kitchen, living, and dining room creates a wonderfully bright and fluid space ideal for both daily comfort and hosting guests.
- Large south-facing balcony: Measuring nearly twelve square meters with a sheltered aspect, this outdoor zone provides an exceptional sunny extension for relaxation and al fresco dining.
- Dual luxury bathrooms: Both the main bathroom and the newly fitted en-suite boast crisp, contemporary finishes that elevate the daily living experience to a boutique hotel standard.
- Generous double bedrooms: Two well-proportioned double bedrooms feature quality flooring and thoughtful layouts, ensuring comfortable accommodation for residents or visiting guests alike.
- Dedicated utility area: A separate utility space housing the washing machine keeps laundry duties neatly tucked away and prevents noise disruption in the main living zones.
- Abundant interior storage: Excellent built-in storage solutions throughout the apartment, including a dedicated hot press, make it exceptionally easy to keep belongings organized and clutter-free.
- Modern combi boiler system: The installation of a modern combi boiler guarantees instant hot water on demand, improving energy efficiency and overall convenience for the household.
- Contemporary electric blinds: Fitted electric blinds throughout the property offer effortless light control and add a sleek, modern touch to the high-end interior aesthetic.
- Convenient lift access: Passenger lift service directly to the middle floor ensures effortless vertical mobility, making grocery carriage and moving heavy items entirely stress-free.
- Two car parking spaces: Having two designated parking spots is an extremely rare and valuable commodity for apartment living, especially in well-established coastal suburban locations.
- Strong B3 energy rating: The impressive B3 energy efficiency rating indicates lower heating bills and may qualify the buyer for more favorable green mortgage interest rates.
- Mature peaceful development: The Watermill is widely recognized as a beautifully maintained and tranquil residential enclave, offering a quiet sanctuary away from bustling city traffic.
- Proximity to Raheny Village: Local shops, charming cafés, and essential services in Raheny Village are within easy reach, providing fantastic day-to-day convenience for local residents.
- Excellent DART connectivity: Close proximity to local DART services ensures fast, reliable rail transport directly into Dublin city center and along the scenic coastal route.
- Natural coastal amenities: Exceptional outdoor attractions like St Anne's Park, local beaches, and Bull Island are nearby, offering endless opportunities for walking and recreational activities.
- Stable asking price history: Tracking data shows the asking price has remained stable at five hundred fifty thousand euros, indicating a firm pricing strategy without erratic fluctuations.
- Strong resale appeal: The combination of generous square footage, parking, and turnkey condition ensures robust long-term demand and excellent future market liquidity for prospective buyers.
But keep in mind:
- Management company fees: Buyers must thoroughly investigate annual service charges and sinking fund contributions, as these ongoing costs directly impact the overall affordability of apartment ownership.
- Block maintenance liabilities: As Block 2 contains only three units, buyers should verify how common repair costs are shared and whether there is an active, well-funded owners management committee.
- House rules restrictions: Prospective purchasers need to carefully review management company rules regarding pets, rental caps, and balcony usage to ensure they align with their lifestyle needs.
- Leasehold legal title: Buyers must instruct their solicitor to examine the exact lease terms, remaining lease length, and ground rent provisions to safeguard their long-term property investment.
- Potential fire safety compliance: Given recent regulatory changes, purchasers should verify that the building fully complies with all current apartment fire safety standards and certification requirements.
- Sound insulation verification: Buyers should assess acoustic insulation between the middle floor and adjacent units to ensure adequate privacy from neighboring properties within the block.
- Parking allocation enforcement: It is essential to confirm the exact physical location and legal assignment of the two designated car parking spaces to prevent any future disputes.
- Refurbishment warranty status: Since the property was recently upgraded by current owners, buyers should request contractor guarantees or warranties for the new bathrooms and combi boiler.
- Elevator maintenance history: Regular servicing records for the development lift should be checked to avoid unexpected special levies for future mechanical repairs or complete replacements.
- Refuse management facilities: Buyers must inspect the proximity and cleanliness of communal bin stores to ensure convenient and hygienic waste disposal arrangements for residents.
- External window maintenance: Clarification is needed on whether exterior window cleaning and maintenance of the block facade are fully covered by the annual management service charge.
- B3 rating verification: While listed as a B3, buyers might commission an independent BER assessment if they wish to verify energy efficiency claims prior to final contract signing.
- Local traffic congestion: Proximity to popular coastal amenities and Raheny village can generate localized traffic bottlenecks during sunny weekends and peak commuting hours.
- Future development potential: Buyers should check local planning registers for any nearby zoned land or proposed developments that might obstruct views, natural light, or local tranquility.
- Insurance policy coverage: Prospective owners must ensure the master building insurance policy held by the management company adequately covers full reinstatement costs and storm damage.
- Utility provider options: Buyers should verify which broadband and television network providers service the development to ensure high-speed internet connectivity meets remote working needs.
- Ventilation system adequacy: With modern airtight refurbishments, purchasers should check that mechanical ventilation or window trickle vents adequately prevent potential indoor condensation issues.
- Sinking fund adequacy: A thorough review of the management company accounts is crucial to confirm whether the sinking fund has sufficient reserves for major capital expenditure projects.
- Negotiation flexibility limits: The stable asking price history suggests the vendor may hold firm on valuation, potentially limiting aggressive negotiation margins in a competitive market.
- Legal transfer delays: Multi-unit apartment sales often involve complex management company questionnaire processes that can occasionally extend the conveyancing timeline prior to closing.
Price positioning
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- The asking price of €550,000 appears slightly elevated relative to historical transactions within the same development, reflecting a strong premium for extensive internal refurbishment and turnkey presentation across the ninety square meter floor area.
- Valuation signals are supported by recent comparable sales on the same street ranging from €473,000 to €565,000, alongside a B3 energy rating, dual designated parking spaces, and a desirable south-facing balcony overlooking mature communal grounds.
- Market support could be undermined by broader economic headwinds or competing modern developments, whereas sustained high demand for coastal Raheny locations and turnkey properties should easily sustain this competitive asking price level.
- Relevant factors include the intimate block size of only three apartments, lift access, electric blinds, and a modern combi boiler, all of which enhance market appeal and justify a premium over unmodernised units in the area.
Build Analysis
What we know from similar construction types
- The property is a middle-floor apartment extending to approximately 90 sq. m., situated in a block containing only three apartments, which suggests a relatively private and low-density living arrangement.
- The apartment features a strong B3 BER rating, indicating good energy efficiency and compliance with modern standards.
- A comprehensive high-end refurbishment has been completed by the current owners, including newly fitted bathrooms, timber flooring, electric blinds, a modern combi boiler, and a separate utility area.
- The buyer should investigate the management company structure, annual service charges, and any planned future maintenance or sinking fund allocations for the development.
- It is advisable to verify compliance documentation regarding any internal structural alterations made during the recent refurbishment, as well as the certification for the new combi boiler and electrical upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 800 to 1,100 euro.
- Explanation: Given the 90 square meter floor area and the efficient B3 energy rating, combined with the modern combi boiler and south-facing aspect, the property should retain heat well, resulting in moderate annual heating consumption.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is situated on the middle floor of the block, meaning living and bedroom spaces are elevated well above ground level.
- Proximity to the coast and nearby low-lying areas introduces potential exposure to rare, extreme coastal and river flood scenarios in the wider neighbourhood.
- The development is established near major open amenities and drainage networks, though the immediate residential structure shows good separation from frequently affected zones.
The property’s mapped location falls within a river flood area for an event with a 0.1% annual probability.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 118, BLOCK 1, THE WATERMILL DUBLIN 5
- Sale date
- Declared sale price
- €530,000.00
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
Apt 83 The Watermill, Watermill Road, Raheny
- Sale date
- Declared sale price
- €444,000.00
36 THE WATERMILL, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €590,000.00
Recent sales in the wider Raheny area
47 EDENMORE AVE, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €470,000.00
252 TONLEGEE ROAD, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €457,500.00
160 BRIARFIELD GROVE, KILBARRACK, DUBLIN 5
- Sale date
- Declared sale price
- €453,000.00
43 RATHMORE PARK, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €650,000.00
162 KILMORE RD, COOLOCK, DUBLIN 5
- Sale date
- Declared sale price
- €465,000.00
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
- Estimated stamp duty: €5,500 — 1% of €550,000.
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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 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the survey required.
- Annual home insurance: approximately 350 to 650 euro per year for a standard apartment policy.
Forum Talk
What people are saying about this area
- Residents in Raheny frequently highlight the excellent balance of coastal and parkland amenities, particularly praising the proximity to St Anne's Park and Dollymount Strand.
- Local community forums often discuss the convenience of the DART station, offering fast and reliable commutes into Dublin city centre.
- Discussions regarding the Watermill development generally focus on its mature, well-maintained landscaping and peaceful residential atmosphere.
- Traffic management around Raheny village and local access routes during peak commuting hours is a recurring topic among local homeowners.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The apartment has two generous double bedrooms and ample space, but it is an upper-floor apartment in a development, lacking a private enclosed garden suitable for young children, though proximity to St Anne's Park provides great nearby outdoor amenities.
- Teenagers7/10
Offering two good-sized double bedrooms, excellent storage, and a convenient location close to DART services and coastal walks, this property suits teenagers well, though living in an apartment block provides less independence in terms of private outdoor space.
- Multi-generational Living3/10
As a two-bedroom, two-bathroom apartment spanning approximately 90 sq. m., space is limited for multi-generational living, making it better suited to single-family occupancy or couples.
- Single Buyers9/10
An exceptional turnkey two-bedroom apartment with high-end finishes, lift access, and two parking spaces, making it a stylish and secure option for single buyers wanting low-maintenance living near the coast and village.
- Couples9/10
The open-plan kitchen/living/dining room, large south-facing balcony, and two double bedrooms provide an ideal, luxurious layout for couples looking for a modern, easily managed home.
- Empty Nesters9/10
With its turnkey condition, middle-floor location with lift access, low maintenance requirements, and proximity to Raheny Village and St Anne's Park, this is an ideal downsizing option for empty nesters.
- Retirees8/10
Lift access, two designated parking spaces, and a modern, completely refurbished interior make this very comfortable for retirees, though buyers should verify long-term management fees and accessibility considerations.
Work
3 areas- Remote Working8/10
The bright open-plan living space and second double bedroom offer good flexibility for setting up a home office environment.
- Hybrid Commuting9/10
Proximity to Raheny DART services ensures fast, reliable connectivity into Dublin city centre for hybrid workers.
- Retired8/10
Turnkey condition, lift access, and a quiet, manageable footprint make this property very well-suited for retirees looking to step away from intensive property maintenance.
Practical
8 areas- Ageing in Place7/10
Features lift access and a single-level layout which helps with mobility, though buyers should consider long-term apartment living and management-managed common areas.
- Low Maintenance10/10
Presented in immaculate turnkey condition following a comprehensive, high-end refurbishment, requiring no further immediate expenditure.
- Secure Gated Entry6/10
Located in an intimate block of just three apartments within a mature development, though buyers should verify the specific security and intercom arrangements of the development.
- Minimalist Design8/10
Clean contemporary lines, beautiful timber flooring, electric blinds, and a neutral palette give the property a stylish, minimalist feel.
- Flexible Floor Plans7/10
Well-balanced accommodation with separate bedroom areas, a utility space, and an expansive open-plan main living zone.
- Heritage Home2/10
This is a modern, thoroughly refurbished contemporary apartment rather than a period or heritage property.
- Ecological Setup8/10
Benefits from a strong B3 BER rating, modern combi boiler providing instant hot water, and extensive double-glazing ensuring good energy efficiency.
- Outdoor areas7/10
While lacking a private garden, it boasts a substantial, sheltered south-facing balcony measuring approx. 5.87m x 2.00m ideal for outdoor dining and relaxing.
Interests
9 areas- Gardening2/10
Being a middle-floor apartment, there is no private garden, though the large south-facing balcony provides space for container gardening.
- Walking10/10
Unbeatable location for walking enthusiasts, with St Anne's Park, Bull Island, Dollymount Strand, and coastal pathways all close at hand.
- Gym6/10
While there is no private home gym space, the apartment's layout is compact; local fitness facilities in the wider Raheny and surrounding area should be verified by the buyer.
- Cycling8/10
Great access to coastal cycle tracks and nearby parklands, offering excellent routes for cycling enthusiasts.
- Golf7/10
Proximity to coastal areas typically offers good access to local golf clubs in the North Dublin region, though buyers should confirm membership availability.
- Fishing5/10
Coastal proximity provides potential access to sea fishing spots, but inland angling would require travel.
- Horse Riding4/10
St Anne's Park occasionally features equestrian facilities, but dedicated stables and riding schools are more prevalent further afield.
- Water Sports9/10
Proximity to Dollymount Strand and the coast makes this an exceptional location for water sports enthusiasts, including kitesurfing, paddleboarding, and swimming.
- Entertaining8/10
The impressive 7.79m open-plan kitchen/living/dining room combined with a large south-facing balcony measuring approximately 5.87m x 2.00m provides fantastic hosting space.
Lifestyle
5 areas- Quiet Living8/10
Located in a mature, beautifully maintained residential development in an intimate block of just three apartments, offering a peaceful atmosphere and pleasant surroundings.
- Rural Living2/10
This is a suburban apartment development in Dublin 5, offering urban convenience rather than rural seclusion or countryside surroundings.
- Village Living8/10
Raheny Village, local shops, and cafés are within easy reach, giving residents a strong sense of local community and convenience.
- Coastal Living9/10
The property is exceptionally well-positioned close to the seafront, Bull Island, and Dollymount Strand, making it a fantastic choice for those who enjoy coastal walks and sea air.
- Urban Living7/10
While set in a peaceful suburban development, it benefits from excellent DART connectivity to Dublin city centre and proximity to local urban amenities.
Social
6 areas- Community Involvement7/10
A mature residential development close to Raheny Village encourages a strong sense of local community participation.
- Café Culture8/10
Local shops and cafés within Raheny Village are easily accessible, providing a pleasant local café culture.
- Nightlife4/10
The immediate area is primarily residential and peaceful; heavier nightlife and entertainment venues would require a trip into nearby coastal hubs or the city centre.
- Health/Wellness groups7/10
Proximity to St Anne's Park and coastal areas naturally fosters outdoor health, fitness, and walking groups.
- Networking Opportunities5/10
Primarily a residential suburban location, meaning professional networking opportunities will largely rely on proximity to transport links into central business districts.
- Tech-Hub Connectivity7/10
Good DART and road links to Dublin's major tech and commercial employers make commuting straightforward.
Listing information
- Agent
- Gallagher Quigley
- Phone
- 01 818 3000
- Current status
- active
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-53CBC2HouseDelve · 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.