Apartment 1, Kingston Hall, Harold`s Grange Road, Dublin 18D18VP64
€425,000
2 Bed~2 Bath~80 m²~BER B
What you'll like:
- Energy efficient rating: The property holds an impressive B energy rating, which should ensure lower heating bills and reduced carbon emissions for the new occupant.
- South facing terrace: A generous decked outdoor space faces south, offering an inviting sun trap and pleasant views over the surrounding mature greenery.
- Corner end gable: Occupying a desirable corner position, the apartment benefits from enhanced privacy and minimal shared walls compared to typical interior units.
- Dual aspect layout: The main living and dining areas feature windows on multiple sides, flooding the interior spaces with natural daylight throughout the day.
- Upgraded fitted kitchen: The contemporary kitchen comes fully equipped with modern white shaker cabinetry, wood-effect worktops, and a complete suite of integrated appliances.
- Two double bedrooms: Both bedrooms are comfortably sized double rooms featuring upgraded built-in wardrobes, providing ample accommodation for residents or guests.
- Two modern bathrooms: Having both a main bathroom and an en-suite shower room adds significant convenience and privacy for busy morning routines or hosting visitors.
- Dedicated storage room: A practical interior cloakroom and storage space helps keep everyday household items neatly organized and out of main living areas.
- External boiler outhouse: The gas boiler is conveniently housed in an external outhouse on the terrace, freeing up interior space and reducing internal noise.
- Smart heating controls: An upgraded gas boiler outfitted with modern Climote controls allows for efficient remote scheduling and management of home temperatures.
- Private security alarm: The hallway is equipped with an integrated security alarm system, offering an added layer of safety and peace of mind for buyers.
- Proximity to Marlay Park: Situated just a short five-minute stroll from Marlay Park, residents have immediate access to expansive recreational amenities and weekend markets.
- Pine Valley access: Located directly across the road from Pine Valley Park, providing effortless access to scenic walking paths and natural green spaces.
- Excellent transport links: The area is well-served by nearby bus routes and the green LUAS line at Balally, facilitating smooth commutes into the city centre.
- Convenient motorway access: Proximity to the M50 motorway allows for rapid vehicular connections to the national road network and Dublin Airport.
- Local retail options: SuperValu Ballinteer, Lidl on Grange Road, and the extensive Dundrum Shopping Centre are all located within easy driving distance.
- Leisure facilities nearby: Meadowbrook Leisure Centre, swimming pools, and various sports clubs are close at hand to support an active and healthy lifestyle.
- Established development: Built in 2005, Kingston Hall is a mature, well-regarded residential development surrounded by carefully maintained communal grounds and landscaping.
- Ground floor convenience: Being situated on the ground floor eliminates the daily hassle of climbing stairs or relying on lifts for heavy shopping.
- Stable asking price: The tracked asking price of 425000 euros has remained completely unchanged, suggesting a realistic and consistent pricing strategy by the vendor.
But keep in mind:
- Ground floor security: Ground-floor apartments can be more vulnerable to break-ins, so buyers should thoroughly inspect window locks and security features.
- Communal maintenance fees: Buyers must investigate the annual management company fees, sinking fund balances, and what specific exterior maintenance services are covered.
- No price reductions: The asking price has remained static at 425000 euros without any downward adjustments, which may indicate limited immediate vendor flexibility during negotiations.
- Acoustic insulation check: As a ground-floor unit, prospective buyers should verify whether there is adequate soundproofing from upper-floor residents walking or moving furniture.
- Timber framed windows: The timber-framed windows will require regular painting and maintenance to prevent rot and weather damage over coming years.
- Terrace privacy screens: The decked south-facing terrace is close to communal grounds, so buyers should check if additional screening is needed for privacy.
- External boiler maintenance: Housing the gas boiler in an external outhouse exposes the heating unit to weather elements, requiring careful checks on insulation and weatherproofing.
- Interior floor area: With a total floor area of approximately eighty square meters, buyers with growing families should consider if the long-term spatial layout will suffice.
- Parking allocation review: The listing description omits specific parking details, so buyers must verify whether a designated parking space is deeded to the apartment.
- Management rules check: Buyers should carefully review apartment complex rules regarding pets, subletting, rubbish disposal, and common area usage before finalizing contracts.
- Appliance condition check: While appliances are integrated, their working condition is not guaranteed, and buyers should budget for potential repairs or replacements soon.
- Potential traffic noise: Being located near Harold’s Grange Road could expose front-facing windows to occasional traffic noise during peak commuting hours.
- Sinking fund adequacy: Buyers should request recent AGM minutes to confirm whether the management company has sufficient reserves for major future capital expenditure projects.
- Balcony railing safety: The second bedroom features a Juliet-style balcony railing, and families with young children should verify that gap spacings meet strict safety standards.
- Natural light variations: While dual-aspect, being a ground floor unit surrounded by mature trees might limit direct sunlight in certain rooms during winter months.
- En suite ventilation: The en-suite shower room relies on a frosted window rather than mechanical extraction, which should be inspected for potential moisture or mold issues.
- Property tax assessment: Buyers need to independently calculate the Local Property Tax band based on current valuation guidelines to ensure accurate ongoing budgeting.
- Insurance premium variations: Ground floor properties in certain areas can sometimes face higher building insurance premiums, which should be queried with providers.
- Legal title verification: Buyers should ensure their solicitor rigorously checks boundary maps, parking rights, and the exact apportionment of communal garden responsibilities.
- Future local development: Given the active suburban surroundings, buyers should check local planning registers for any upcoming high-density developments nearby that could impact views.
Price positioning
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- The asking price appears fairly valued because it aligns closely with recent verified transactions for comparable two-bedroom apartments within the exact same development, reflecting consistent market pricing for properties of this size and age.
- Under and over valuation signals are balanced, as the asking price sits comfortably between lower and higher historical transaction figures recorded locally, indicating neither an aggressive overpricing strategy nor a bargain discount.
- Factors that could support the current asking price include its strong energy efficiency rating, upgraded interior features, and desirable ground-floor corner position, while broader economic shifts or rising interest rates could potentially undermine buyer demand.
- Relevant contextual observations include the steady recorded asking price history with no initial reductions, suggesting stable seller confidence and sufficient early interest within this sought-after suburban location near local parks and amenities.
Build Analysis
What we know from similar construction types
- The property is a ground-floor corner apartment built around 2005, featuring a dual-aspect layout and an end-gable position that provides enhanced privacy and natural light.
- The apartment benefits from a B energy rating, indicating a relatively modern thermal standard with good insulation and energy efficiency.
- An external outhouse houses the gas boiler equipped with a Climote control, which should be inspected for maintenance history and operational efficiency.
- A buyer should investigate management company fees, sinking fund balances, building insurance, and ongoing maintenance obligations for the communal grounds and shared areas.
- It is advisable to verify the condition of the timber-framed windows, external decking on the south-facing terrace, and sound insulation between adjacent or upper floors.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 800 and 1,100 euro.
- Given the property has a strong B energy rating and an upgraded gas boiler, thermal efficiency is relatively high, which helps moderate heating expenses for a floor area of approximately 80 square metres.
Pollution Safe
8/10Environmental situation to investigate
- The location is situated in a primarily residential suburban zone near the Dublin Mountains, appearing largely free from heavy industrial pollution sources or major active landfills.
- Buyers should independently verify local utility infrastructure or historical land uses in the wider district as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property is set on elevated ground near the foothills of the Dublin Mountains, generally indicating a lower risk of extensive fluvial or coastal flooding.
- Surface water drainage and localized heavy rainfall pooling should be checked locally, as specific site topography and hard landscaping can occasionally affect ground-floor units.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 KINGSTON HALL, HAROLDS GRANGE ROAD, SANDYFORD
- Sale date
- Declared sale price
- €467,000.00
46 KINGSTON HALL, HAROLDS GRANGE RD, DUBLIN 18
- Sale date
- Declared sale price
- €410,000.00
12 KINGSTON HALL, HAROLDS GRANGE ROAD, RATHFARNHAM
- Sale date
- Declared sale price
- €520,000.00
APT 42 KINGSTON HALL, HAROLDS GRANGE RD, BALLINTEER DUBLIN 18
- Sale date
- Declared sale price
- €420,000.00
43 KINGSTON HALL, HAROLDS GRANGE RD, RATHFARNHAM DUBLIN 18
- Sale date
- Declared sale price
- €305,000.00
Recent sales in the wider Dublin 18 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: €4,250 — 1% of €425,000.
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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 are estimated between 1,500 and 3,000 euro plus VAT and outlays.
- Land registration fees typically range from 600 to 800 euro depending on the property value and registration type.
- Property valuation fees generally cost between 150 and 250 euro.
- Surveyor fees for a standard apartment inspection are estimated between 300 and 600 euro.
- Annual home insurance is estimated between 350 and 650 euro per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of living close to Marlay Park and Pine Valley Park for walking, recreation, and weekend markets.
- Local community discussions often focus on transport infrastructure, specifically the proximity to the M50 and bus routes like the 16 and 114.
- The area around Harold's Grange Road is generally perceived as a quiet, suburban setting at the foothills of the Dublin Mountains.
- Homeowners in developments nearby often comment positively on local shopping amenities including SuperValu Ballinteer and Dundrum Town Centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The apartment is near Marlay Park and Pine Valley Park, and the second bedroom is already arranged as a children's room, making it very suitable for young families.
- Teenagers7/10
Two double bedrooms provide ample accommodation for teenagers, though apartment living lacks the privacy of a detached house.
- Multi-generational Living4/10
With a floor area of roughly 80 square metres and two bedrooms, space is somewhat limited for multi-generational living arrangements.
- Single Buyers9/10
A high-spec two-bedroom ground-floor apartment in a well-connected location offers an ideal, manageable property for single buyers.
- Couples9/10
Features like dual-aspect living spaces, a south-facing terrace, and two bathrooms make this an excellent choice for couples.
- Empty Nesters9/10
Low-maintenance ground-floor living with a private terrace and proximity to local parks and amenities suits empty nesters perfectly.
- Retirees8/10
Ground-floor access and manageable living space support retirement living, though buyers should verify long-term accessibility features.
Work
3 areas- Remote Working9/10
A dedicated storage room, a bright dual-aspect layout, and a quiet environment create a fantastic setup for working from home.
- Hybrid Commuting8/10
Convenient access to the M50, bus routes 16 and 114, and the green LUAS line at Balally makes hybrid commuting straightforward.
- Retired8/10
The manageable ground-floor layout suits a retired lifestyle well, close to local parks and essential shopping.
Practical
8 areas- Ageing in Place7/10
Ground-floor access is a major advantage for ageing in place, though buyers should verify internal door widths and bathroom layouts.
- Low Maintenance9/10
Modern apartment living with managed communal grounds ensures minimal upkeep for the owner.
- Secure Gated Entry6/10
Features an intercom and security alarm, though buyers should verify if the broader development has secure gated entry.
- Minimalist Design8/10
Clean wood flooring, recessed lighting, and a well-defined layout lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout with defined rooms rather than entirely open-plan versatility.
- Heritage Home1/10
Built in 2005, this is a modern property rather than a traditional heritage home.
- Ecological Setup8/10
Benefits from an impressive energy-efficient BER B rating and an upgraded gas boiler with Climote control.
- Outdoor areas8/10
Features a generous 4.5m x 2.5m south-facing decked terrace with pleasant views over landscaped communal grounds.
Interests
9 areas- Gardening5/10
Limited to a south-facing decked terrace and communal landscaped grounds, offering little space for traditional gardening.
- Walking10/10
An exceptional location for walking enthusiasts, sitting directly across from Pine Valley Park and a short stroll from Marlay Park.
- Gym7/10
Meadowbrook Leisure Centre and swimming pool are located nearby, providing great fitness facilities.
- Cycling6/10
Access to local roads and the surrounding foothills offers cycling opportunities, though urban traffic requires caution.
- Golf8/10
The area boasts a 9-hole golf course nearby along with other recreational sports facilities.
- Fishing3/10
Limited local freshwater fishing options immediately adjacent, though some regional spots exist.
- Horse Riding4/10
Proximity to the Dublin Mountains offers potential access to equestrian facilities, though not directly on the doorstep.
- Water Sports2/10
Inland location means water sports require travel toward the coast or reservoirs.
- Entertaining8/10
An impressive open-plan living and dining room combined with a spacious south-facing decked terrace makes this ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated at the foot of the Dublin Mountains with leafy outlooks and a corner position not overlooked front or rear, offering a peaceful environment.
- Rural Living3/10
While close to the mountains and parks, it is firmly a suburban development rather than a rural setting.
- Village Living6/10
Proximity to local shops and Marlay Park provides a relaxed community feel, though it lacks a traditional village core.
- Coastal Living2/10
The property is located inland near the Dublin Mountains, far from coastal amenities.
- Urban Living7/10
Good transport links like the M50, bus routes, and the LUAS line offer strong connectivity to the wider urban area.
Social
6 areas- Community Involvement7/10
Surrounded by active residential parks and local clubs, fostering a welcoming neighbourhood feel.
- Café Culture6/10
Access to local shopping centres and surrounding neighbourhoods provides good options for casual dining and coffee.
- Nightlife4/10
Primarily a residential suburban area, requiring travel into nearby town centres for extensive nightlife.
- Health/Wellness groups8/10
Close proximity to Meadowbrook Leisure Centre and local parks supports pilates & stretching, fitness classes, and wellness activities.
- Networking Opportunities5/10
Being a residential apartment, direct networking on-site is limited, though connectivity to business hubs is decent.
- Tech-Hub Connectivity6/10
Reasonable transport routes allow access to employment and tech hubs across South Dublin.
Listing information
- Agent
- Mark Kelly & Associates
- Phone
- 01 493 8969
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-02B62DHouseDelve · 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.