Apartment 1, Blackwater House, Spencer Dock, Dublin 1D01CP29
€475,000
2 Bed~2 Bath~60 m²
What you'll like:
- Prime docklands location: Situated in Dublin one near the IFSC and major offices, this address ensures high rental demand and excellent convenience for urban professionals working in the tech and financial sectors.
- Dual balcony setup: The ground floor features balconies at either end, allowing occupants to enjoy natural light and outdoor ventilation throughout different times of the day.
- Included car parking space: A dedicated parking bay is included in the sale, offering a rare and highly valuable commodity for anyone navigating central city traffic and transport constraints.
- Vacant possession ready: The property is currently vacant following previous tenancy, removing complicated tenant handover timelines and allowing immediate occupancy or rapid remarketing for new rental agreements.
- Distinctive duplex layout: Arranged across two levels with a split-level configuration, the home provides clear separation between living areas and sleeping quarters akin to a small townhouse.
- Ground floor shower room: Having a convenient ground floor shower room in addition to the upper floor bathroom improves daily practicality for residents and visiting guests alike.
- Strong rental history: Because the property was previously let, investors can anticipate steady tenant interest and potentially quicker onboarding without extensive preparatory renovation works.
- Established residential development: Spencer Dock is a mature, highly regarded urban scheme known for managed grounds and proximity to local conveniences like cafés, restaurants, and shops.
- Excellent public transport: The nearby Luas Red Line and multiple bus routes provide swift connectivity across the city centre, making car-free commuting straightforward for future occupants.
- Manageable floor area: Extending to approximately sixty square metres, the compact footprint translates to lower heating requirements and reduced domestic cleaning maintenance for busy owners.
- Open plan living: The combined kitchen and lounge area creates an inclusive entertaining space that maximizes the utility of the ground floor layout effectively.
- Natural light potential: Dual aspect outdoor connections at ground level help draw daylight deeper into the primary living quarters during daylight hours.
- Stable asking price: The recorded asking price history shows no downward adjustments, indicating a firm initial pricing stance from the vendor and potentially realistic initial valuation.
- Flexible buyer appeal: The combination of central location and two bedrooms positions the property attractively for both first-time owner-occupiers and long-term buy-to-let portfolio investors.
- City lifestyle amenity: Residents can easily walk to theaters, waterfront promenades, and recreational spots, enhancing the overall quality of day-to-day urban living experiences.
- Professional agency representation: Managed by an established local estate agent, the marketing materials and transaction process are likely to follow standard professional industry protocols.
- Compact entry price: At four hundred seventy-five thousand euros, it offers an accessible entry point into a prestigious docklands micro-market compared to larger multi-bedroom neighborhood houses.
- Rental yield opportunities: The central docklands positioning traditionally commands robust rental tariffs, helping investors achieve competitive gross yields relative to suburban alternatives.
- Future capital growth: Ongoing commercial development within the broader docklands regeneration zone supports favorable long-term property appreciation prospects for prudent purchasers.
- Immediate viewing availability: Due to vacant possession, arranging physical inspections is straightforward, allowing engineers and surveyors unhindered access to evaluate structural conditions thoroughly.
But keep in mind:
- High annual service charges: The stated service charge of approximately three thousand one hundred forty-three euros significantly impacts ongoing ownership costs and requires careful budget verification.
- Missing BER certificate: The building energy rating was not provided in the listing details, meaning buyers must request official energy credentials to assess thermal efficiency and heating costs.
- Spiral staircase configuration: A spiral staircase connects the levels, which may present mobility challenges, restrict furniture removal, and prove cumbersome for everyday living arrangements.
- Limited floor area: Measuring sixty square metres, the apartment is relatively compact for a two-bedroom two-bathroom configuration, resulting in potentially modest bedroom dimensions.
- First floor bathroom access: The primary bathroom is located on the upper floor, requiring occupants of that level to navigate the spiral stairs during nighttime routines.
- Lack of property type clarity: The official property type is unspecified in initial disclosures, prompting the need for legal confirmation regarding leasehold terms and management structures.
- Unverified appliance condition: The selling agent explicitly notes that appliances and fixtures have not been tested, meaning buyers should budget for potential repairs or replacements.
- Potential management restrictions: High-density docklands developments often enforce strict rules regarding subletting, pet ownership, and common area usage that buyers should review.
- Potential rental caps: Depending on previous rental history and local designation zones, future rent increases might be restricted by existing housing legislation regulations.
- Elevator dependence risk: Depending on the exact floor placement within the block, residents may rely heavily on communal lifts, making maintenance outages disruptive.
- Limited private green space: While dual balconies are present, the property lacks private ground-level gardens, offering only urban hard landscaping environments outside.
- Potential noise pollution: Central docklands addresses near busy transport corridors and commercial hubs can experience elevated ambient noise levels from traffic and nightlife.
- Future development disruption: Ongoing construction in surrounding docklands pockets may introduce prolonged local noise, dust, and localized traffic diversions for residents.
- Static price stance: The lack of price movement in historical tracking suggests the vendor may currently resist aggressive early offers below the listed asking price.
- Service charge inflation: High-rise managed blocks frequently experience rising annual maintenance levies due to insurance and security cost pressures in the wider sector.
- Sinking fund adequacy: Buyers must investigate whether the development maintains a robust sinking fund to cover major future capital expenditure projects like roof or facade repairs.
- Parking space allocation: The exact legal title and designated numbering of the included car parking space must be verified by your solicitor during conveyancing checks.
- Staging and wear concealment: Vacant properties can sometimes mask underlying maintenance issues such as dampness or previous wear and tear that superficial cleaning hides.
- Limited storage capacity: Compact sixty square metre apartments often lack dedicated internal utility rooms or external storage lockers for bulky items like bicycles.
- Complex leasehold covenants: Multi-unit developments in Spencer Dock involve intricate management company covenants that require thorough legal review before contract signing.
Price positioning
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- The asking price appears somewhat ambitious relative to historical completions within the development, reflecting a premium for the duplex layout and included car parking space in a highly sought-after central Docklands location.
- Valuation signals are mixed, supported by strong rental demand and the benefit of vacant possession which appeals to owner-occupiers, yet tempered by a substantial annual service charge of approximately three thousand one hundred and forty-three euros.
- Such a pricing strategy could be supported by sustained buyer competition for well-located two-bedroom properties with outdoor balconies, while it could be undermined by cautious buyer sentiment regarding ongoing maintenance costs and unprovided energy ratings.
- Relevant factors include the distinct split-level configuration across sixty square metres, proximity to the Luas Red Line, and the stable asking-price history observed since tracking began without any downward adjustments.
Build Analysis
What we know from similar construction types
- The property is a two-storey duplex apartment extending to approximately 60 sq. m with a split-level configuration and a spiral staircase connecting the levels.
- The layout includes ground-floor access to two balconies at either end and incorporates two bathrooms across the two levels.
- A buyer should investigate the annual service charge, which is approximately €3,143, to confirm what maintenance, management, and insurance items are covered for the development.
- As the BER rating was not provided in the listing details, a buyer should verify the official Building Energy Rating certificate to understand the property's energy efficiency.
- Given that the property was previously let, a buyer should arrange for a comprehensive survey to check the condition of fixtures, fittings, and services.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 800 euro to 1,200 euro.
- Explanation: Since the BER rating is not provided in the listing, this estimate assumes average energy efficiency for a 60 square metre two-bedroom apartment in a managed urban development, covering space heating and hot water.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a densely developed urban Docklands environment with no major heavy industrial facilities or active landfills directly adjacent.
- Any historical industrial legacy associated with the port area should be verified through standard environmental due diligence, though no specific contamination has been established.
Flood Safe
7/10Water overflow reports to follow up
- The property is located in the Dublin Docklands near tidal and river influences, placing it within proximity to mapped coastal and community flood zones.
- National coastal assessments indicate nearby low-lying areas with varying annual probability thresholds, though mapped zones do not directly intersect the exact footprint of the building.
- The accommodation features a split-level duplex layout with ground-floor living spaces and balconies, which provides relevant context regarding lower-level exposure in dense urban settings.
The property is outside the mapped flood area. But the nearest mapped area is approximately 59 metres away. This map does not account for flood defences.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 BLACKWATER HOUSE, SPENCER DOCK, I F S C
- Sale date
- Declared sale price
- €410,000.00
7 BLACKWATER HOUSE, SPENCER DOCK, DUBLIN 1
- Sale date
- Declared sale price
- €390,000.00
20 BLACKWATER HOUSE, SPENCER DOCK, DUBLIN 1
- Sale date
- Declared sale price
- €545,000.00
11 BLACKWATER HOUSE, SPENCER DOCK, DUBLIN
- Sale date
- Declared sale price
- €375,000.00
Recent sales in the wider Spencer Dock area
12 RUTLAND PLACE NORTH, NORTH CIRCULAR ROAD, DUBLIN 1
- Sale date
- Declared sale price
- €438,000.00
APT 3 BLOCK 5, CLARION QUAY, EXCISE WALK DUBLIN 1
- Sale date
- Declared sale price
- €380,000.00
23 GLOUCESTER SQ, RAILWAY ST, DUBLIN 1
- Sale date
- Declared sale price
- €545,000.00
175 SKELLIG HOUSE, CUSTOM HOUSE SQ, LOWER MAYOR ST DUBLIN 1
- Sale date
- Declared sale price
- €367,000.00
319 BACHELORS WALK, DUBLIN 1, DUBLIN
- Sale date
- Declared sale price
- €307,500.00
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
- Estimated stamp duty: €4,750 — 1% of €475,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 800 euro for a structural survey on a 60 square metre apartment.
- Annual home insurance: approximately 300 euro to 600 euro depending on the level of contents and buildings cover selected.
Forum Talk
What people are saying about this area
- Residents in the Spencer Dock and wider Dublin Docklands area frequently discuss the convenience of the Luas Red Line and proximity to major employers in the IFSC.
- Community forums often highlight the vibrant local cafe and restaurant scene alongside ongoing pedestrian and public realm improvements.
- Discussion topics among locals typically include high rental demand and the appeal of the area for young professionals working in the city center.
- Management and service charges for developments in the Docklands are a common point of discussion among resident groups.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
At 60 square metres across two levels with a spiral staircase, this two-bedroom duplex apartment offers limited space and potential safety considerations for young children.
- Teenagers5/10
The two-bedroom configuration and split-level layout provide some separation, though overall square footage is compact for growing teenagers.
- Multi-generational Living2/10
The compact 60 m² footprint and multi-level layout with a spiral staircase are unsuitable for multi-generational living needs.
- Single Buyers9/10
An ideal setup for a single buyer seeking a central city-centre location with a dedicated parking space and vacant possession.
- Couples8/10
The two-bedroom, two-bathroom layout suits couples well, offering modern urban living with two balconies and convenient access to the IFSC.
- Empty Nesters6/10
While low maintenance and central, the two-storey layout featuring a spiral staircase may become less practical over time for empty nesters.
- Retirees4/10
The split-level configuration and spiral staircase limit suitability for retirees planning for long-term accessibility and ageing in place.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows one room to be easily converted into a home office, though buyers should verify broadband speeds.
- Hybrid Commuting10/10
Superb location in the Docklands near the IFSC and Luas Red Line makes hybrid commuting exceptionally convenient.
- Retired4/10
Internal stairs and a spiral staircase make this less ideal for retirement living compared to single-level properties.
Practical
8 areas- Outdoor areas5/10
Compensates for the lack of a private garden by offering two balconies on the ground floor.
- Ecological Setup4/10
No BER was provided in the listing details, so buyers should investigate energy efficiency ratings and heating systems independently.
- Ageing in Place2/10
The two-storey duplex layout and spiral staircase present significant physical barriers for long-term ageing in place.
- Low Maintenance8/10
As an apartment with an active service charge (€3,143 approx), exterior and common area upkeep is managed, though buyers should review service charge inclusions and sinking funds.
- Secure Gated Entry7/10
Standard urban apartment security features apply, though specific access controls should be verified by the buyer.
- Minimalist Design7/10
The open-plan kitchen and lounge area lends itself well to a clean, modern aesthetic.
- Flexible Floor Plans6/10
A distinct two-level split configuration provides separation of space, though room layouts are fixed by the duplex architecture.
- Heritage Home1/10
This is a modern apartment development rather than a period or heritage property.
Interests
9 areas- Gardening2/10
The property features two balconies rather than a private garden, limiting opportunities for extensive gardening.
- Walking8/10
Excellent walkability to city-centre offices, shops, restaurants, and dockside promenades.
- Gym7/10
The central urban location provides good access to various commercial gym facilities and fitness centres nearby.
- Cycling7/10
Flat city terrain makes cycling a viable transport and fitness option, though secure bike storage arrangements should be verified.
- Golf4/10
Requires travel outside the immediate city centre to access standard 18-hole golf courses.
- Fishing2/10
Urban docklands location is not suited for recreational freshwater fishing without travelling further afield.
- Horse Riding1/10
An inner-city apartment setting offers no practical proximity to equestrian facilities.
- Water Sports5/10
Proximity to the river and docklands offers some potential for water-based activities, though options are specialized.
- Entertaining6/10
The open-plan kitchen and lounge areas combined with dual balconies provide decent spaces for casual entertaining, though overall floor space is modest at 60 m².
Lifestyle
5 areas- Quiet Living5/10
Situated in a bustling central Docklands location near offices and transport links, meaning standard urban ambient noise levels are likely.
- Rural Living1/10
Located in the heart of Dublin's Docklands, offering a distinctly urban environment far removed from rural settings.
- Village Living4/10
While local amenities are nearby, the setting is firmly urban rather than possessing a traditional village community feel.
- Coastal Living3/10
Positioned near the River Liffey docklands area, but does not offer a traditional coastal lifestyle or sea views.
- Urban Living10/10
Located directly in Dublin 1 with excellent proximity to the IFSC, city centre, and the Luas Red Line for ultimate city living.
Social
6 areas- Community Involvement5/10
Typical of modern docklands apartment developments, community engagement largely depends on local residents associations and building management.
- Café Culture9/10
Surrounded by a broad selection of docklands cafés, restaurants, and everyday social amenities.
- Nightlife8/10
Proximity to the city centre and docklands ensures easy access to pubs, bars, and entertainment venues.
- Health/Wellness groups7/10
Good access to urban wellness facilities, pilates & stretching studios, and fitness classes in the surrounding commercial district.
- Networking Opportunities9/10
Immediate proximity to the IFSC and major corporate offices provides strong professional networking potential.
- Tech-Hub Connectivity10/10
Situated in the heart of Dublin's primary financial and tech-hub district with outstanding transport and digital infrastructure.
Listing information
- Agent
- Young's Estate Agents
- Phone
- 01 497 5581
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-45E43DHouseDelve · 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.