
Apartment 10, Thornfield, Block C, Donnybrook, Dublin 4D04YF51
€685,000
2 Bed~2 Bath~98 m²~BER C
What you'll like:
- Prime Dublin 4 Location: Situated in a highly sought-after neighbourhood near Ballsbridge and Donnybrook, ensuring long-term property value and strong demand for potential buyers.
- Generous Floor Area: Spanning approximately ninety-eight square metres, this apartment provides remarkably spacious rooms compared to standard two-bedroom units currently available on the local market.
- Tranquil Setting: The development features waterfilled moats and magnificent manicured communal gardens, creating a peaceful environment while remaining close to vibrant village amenities.
- Secure Gated Access: Positioned behind electronic gates, the property offers enhanced privacy, security, and peace of mind for residents living in this urban area.
- Ground Floor Convenience: Being a ground floor apartment eliminates reliance on elevators and provides easy step-free access, which is particularly beneficial for mobility or moving heavy items.
- High Ceilings Throughout: Feature high ceilings amplify natural light and create an airy, voluminous atmosphere that enhances the overall aesthetic appeal of the interior living spaces.
- Stunning Reception Room: The bright and spacious living and dining room boasts wooden flooring and an attractive fireplace, serving as an impressive focal point for entertaining guests.
- Sunny Balcony Access: Glazed doors lead directly from the main living area to a delightful balcony, offering private outdoor space to enjoy favourable orientation and fresh air.
- Separate Equipped Kitchen: Features a fully equipped independent kitchen with integrated appliances and a breakfast counter, keeping cooking areas distinct from formal dining and living zones.
- Two Double Bedrooms: Includes two generously proportioned double bedrooms equipped with built-in wardrobes, easily accommodating multiple occupants or guests without feeling cramped.
- Main Bedroom En-Suite: The primary bedroom benefits from a private shower en-suite, providing added convenience and reducing morning congestion in the main family bathroom.
- Ample Storage Space: Equipped with a spacious shelved hot press and a separate cloakroom off the hallway, ensuring household clutter can be easily stored out of sight.
- Walkable Village Amenities: Within a gentle stroll of popular local restaurants, shops, cafes, and boutiques, reducing the necessity for daily car usage for errands.
- Excellent Recreational Access: Proximity to UCD Belfield, Donnybrook Lawn Tennis Club, Riverview Gym, and Herbert Park supports an active lifestyle with diverse leisure options nearby.
- Strong Transport Links: Convenient access to Quality Bus Corridors ensures swift commutes into the city centre, while direct airport coach services simplify travel logistics.
- Stable Asking Price: The recorded asking price has remained completely unchanged at six hundred eighty-five thousand euros, indicating a firm pricing strategy by the vendor.
- Investment Appeal: The combination of generous square footage, upscale location, and proximity to the university makes this an attractive asset for prospective buy-to-let investors.
- Owner Occupier Suitability: With light-filled interiors and proportional rooms, the layout functions exceptionally well as a comfortable, permanent home for downsizing buyers or couples.
- Quality Flooring and Finishes: Features attractive flooring and ceiling coving throughout key areas, reflecting a well-maintained interior that requires minimal immediate cosmetic intervention.
- Established Neighborhood: Located in an exclusive niche development of luxury homes, offering a tight-knit community feel within a prestigious Dublin postcode.
But keep in mind:
- C Energy Rating: Holding a C BER rating means energy efficiency is mediocre, and the buyer should budget for future upgrades to improve thermal performance and reduce heating bills.
- Ground Floor Security: Ground floor positioning can potentially increase vulnerability to break-ins, requiring the buyer to verify the effectiveness of existing window locks and security measures.
- Potential Moisture Concerns: Proximity to waterfilled moats surrounding the development means the buyer should investigate damp-proofing, humidity levels, and potential exterior drainage issues.
- Management Company Fees: As a niche development with manicured gardens and electronic gates, annual service charges are likely substantial and must be thoroughly reviewed prior to purchase.
- Lack of Property Type Details: The official listing omits specific tenure details, requiring the buyer's solicitor to verify whether the property is leasehold or freehold and check lease length.
- Shared Communal Grounds: Maintenance of the waterfilled moats and expansive gardens relies entirely on the management company, meaning poor upkeep by neighbours could impact estate aesthetics.
- Proximity to Bus Corridors: While transport links are convenient, apartments closer to main thoroughfares may experience traffic noise and vehicle emissions during peak commuting hours.
- Single Main Bathroom: Outside of the en-suite, there is only one shared bathroom for guests and the second bedroom, which might feel limiting for larger households.
- Fixed Kitchen Layout: The separate enclosed kitchen design prevents open-plan living integration, which some modern buyers might find less desirable than contemporary kitchen-diner spaces.
- Balcony Privacy: Depending on the exact orientation and landscaping near the ground floor, the private balcony might experience reduced privacy from passing pedestrians within the communal grounds.
- No Listed Parking Allocation: The listing does not explicitly detail a designated parking space, so the buyer must verify whether a secure parking spot is included in the sale.
- Potential Refurbishment Costs: While functional, certain interior finishes may reflect earlier design trends, prompting the buyer to consider potential outlays for modernizing bathrooms or kitchens.
- En-Suite Ventilation: The internal shower en-suite should be checked for adequate mechanical extraction to prevent moisture accumulation and mold growth in windowless spaces.
- Heating System Efficiency: The buyer should inspect the age and type of the central heating boiler to ensure it operates efficiently alongside the current C energy rating.
- Sound Insulation Risks: Ground floor apartments can occasionally suffer from overhead footstep noise if upper levels lack adequate acoustic insulation between structural floors.
- Window Glazing Standards: The buyer should verify whether the windows are double-glazed to current standards for optimal heat retention and exterior sound dampening.
- Refuse Management Facilities: The location and accessibility of communal waste disposal areas within the gated development should be checked for convenience and hygiene.
- Sinking Fund Health: The buyer's solicitor must examine the apartment complex's financial accounts to confirm adequate reserves for upcoming structural repairs or roof maintenance.
- Rental Cap Restrictions: If purchased as an investment, the buyer must verify local rental pressure zone limits and previous rent histories to calculate accurate potential yields.
- Limited Expansion Potential: Being a ground floor apartment within a structured block, altering the layout or expanding the footprint is structurally impossible.
Price positioning
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- The asking price appears somewhat conservative relative to typical market values for a spacious two-bedroom, two-bathroom apartment featuring ninety-eight square meters of floor area in this highly desirable and prime Dublin Four location.
- Signals of potential undervaluation stem from the stable asking price trajectory observed since initial listing, suggesting the seller may have set an accessible entry figure to generate strong competitive interest among prospective buyers.
- Factors that could support this valuation include high local demand from both investors and owner-occupiers, whereas aspects like a mid-range energy rating might slightly limit aggressive upward bidding beyond the initial asking figure.
- Relevant contextual evidence shows nearby multi-unit transactions within the broader postal district reflecting robust capital values, reinforcing the general impression that this particular property is reasonably positioned for the current market.
Build Analysis
What we know from similar construction types
- The property is a ground floor apartment in a niche development featuring high ceilings and good proportions.
- The layout includes two double bedrooms, an en-suite, a separate kitchen, and a living/dining room opening to a balcony overlooking water features.
- A buyer should investigate management company charges, sinking fund provisions, and the ongoing maintenance history of the communal gardens and water-filled moats.
- Verification of fire safety compliance, sound insulation between floors, and general apartment block management regulations should be undertaken by the buyer's legal representative.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €900 to €1,300.
- Explanation: Based on the 98 m² floor area and a C BER rating, energy consumption will be moderate. Heating efficiency will depend on the building's communal heating setup or individual apartment heating controls.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a well-established residential suburb of Dublin 4 with no notable heavy industrial facilities, modern incinerators, or active large-scale landfills in immediate proximity.
- Any historical or legacy environmental concerns for the wider urban area are generally well-monitored by local authorities, though prospective buyers should investigate local environmental reports for complete peace of mind.
Flood Safe
7/10Water overflow reports to follow up
- The property is located in a development described as being set amongst waterfilled moats, which introduces an immediate water feature setting that requires careful consideration regarding local drainage and water levels.
- Official mapping evidence does not place this specific address within a designated flood zone, suggesting a generally lower apparent exposure from major modelled flood sources in the surrounding area.
- Being a ground floor apartment in a low-lying or riparian-adjacent pocket of Dublin 4 means that localised surface water accumulation during extreme rainfall events warrants attention, even in the absence of river flood history.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
7 THORNFIELD, STILLORGAN RD, DUBLIN 4
- Sale date
- Declared sale price
- €1,600,000.00
1 THORNFIELD, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €2,495,000.00
11B THORNFIELD, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €760,000.00
APT 4, THORNFIELD, STILLORGAN RD DUBLIN 4
- Sale date
- Declared sale price
- €2,045,000.00
APT 3, THORNFIELD, STILLORGAN RD DUBLIN 4
- Sale date
- Declared sale price
- €1,377,500.00
Recent sales in the wider Block C area
22 GRAND CANAL WHARF, SOUTH DOCK ST, DUBLIN 4
- Sale date
- Declared sale price
- €549,000.00
60 SHELBOURNE PARK, SOUTH LOTTS RD, DUBLIN 4
- Sale date
- Declared sale price
- €517,000.00
41 SERPENTINE AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,100,000.00
13 PEMBROKE COTTAGES, DONNYBROOK, DUBLIN 6
- Sale date
- Declared sale price
- €640,000.00
90 BALLSBRIDGE WOOD, SHELBOURNE RD, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €860,000.00
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: €6,850 — 1% of €685,000.
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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 €3,000 plus VAT and outlays.
- Land registration fees: Approximately €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or independent valuation.
- Surveyor fees: €500 to €1,200 depending on the level of detailed structural survey required for the 98 m² apartment.
- Annual home insurance: €350 to €700 depending on the chosen policy coverage and contents value.
Forum Talk
What people are saying about this area
- Residents in Donnybrook frequently highlight the strong community feel and the convenience of having Herbert Park and local village amenities within a short walk.
- Local commuter discussions often focus on the efficiency of the Quality Bus Corridor (QBC) and the Aircoach service for city centre and airport access.
- Property discussions in the Dublin 4 area frequently note the high demand for secure, gated developments with well-maintained communal grounds.
- Homeowners in the vicinity often discuss ongoing local infrastructure updates and improvements to pedestrian and cycling routes along main arterial roads.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The ground floor location with 98 square metres and two double bedrooms offers manageable space for a small family, though buyers with young children should verify the safety features around the surrounding waterfilled moats.
- Teenagers6/10
Two double bedrooms provide workable accommodation for a teenager, and the proximity to Dublin 4 amenities and transport links allows for growing independence.
- Multi-generational Living3/10
A two-bedroom, two-bathroom apartment layout with a single main living area is generally too restrictive for comfortable multi-generational living.
- Single Buyers8/10
The secure gated setting, generous proportions, and central Donnybrook location make this an appealing and secure option for single professionals or buyers.
- Couples9/10
With two double bedrooms, an en-suite, a sunny balcony, and a spacious living and dining room, the property is exceptionally well-suited for couples.
- Empty Nesters8/10
The low-maintenance ground floor layout, secure electronic gates, and proximity to local village amenities align well with the lifestyle of empty nesters.
- Retirees8/10
Ground floor access, secure gated entry, and manageable single-level living offer high convenience for retirees looking to downsize in Dublin 4.
Work
3 areas- Remote Working8/10
The 98 square metre floor area provides sufficient room to set up a comfortable home office space within a quiet residential environment.
- Hybrid Commuting9/10
Excellent QBC transport options and the Aircoach service to the airport ensure straightforward commuting to the city centre and beyond.
- Retired8/10
The secure, ground-floor, low-maintenance nature of the apartment is well-suited to retirees who no longer wish to commute.
Practical
8 areas- Ageing in Place8/10
As a ground-floor apartment with no internal stairs and secure gated access, it is well-suited for ageing in place, though buyers should verify any ongoing apartment management rules.
- Low Maintenance9/10
Apartment living eliminates exterior property upkeep, supported by professionally managed communal gardens and grounds.
- Secure Gated Entry10/10
The development benefits directly from being set behind electronic gates, offering enhanced privacy and security.
- Minimalist Design7/10
Clean room proportions, wooden flooring, and good built-in storage provide a solid foundation for minimalist interior styling.
- Flexible Floor Plans6/10
The layout is standard for a two-bedroom apartment with a separate kitchen and living area, offering moderate flexibility within its fixed footprint.
- Heritage Home2/10
This is a modern niche development of apartments rather than a period or heritage property.
- Ecological Setup5/10
The property holds a C BER rating, suggesting there may be opportunities to improve energy efficiency.
- Outdoor areas7/10
Features an enviable sunny balcony overlooking the water features, complemented by extensive and well-maintained communal gardens.
Interests
9 areas- Gardening4/10
The property features a sunny balcony rather than a private garden, though residents benefit from beautifully maintained communal grounds.
- Walking9/10
Proximity to Herbert Park, local village amenities, and pleasant neighbourhood streets makes this an ideal location for walking enthusiasts.
- Gym9/10
The property is within easy reach of Riverview Gym and other local fitness facilities in the Donnybrook area.
- Cycling7/10
Flat suburban roads and QBC routes provide reasonable cycling access into the city centre and surrounding south Dublin areas.
- Golf6/10
Several south Dublin golf clubs are accessible by car or transport links from this prime residential base.
- Fishing2/10
While the development features decorative waterfilled moats, the location offers very limited opportunities for recreational fishing.
- Horse Riding2/10
An inner-city and suburban location with minimal equestrian facilities nearby.
- Water Sports3/10
Proximity to Dublin Bay provides some access to coastal water sports, though it requires travel from the immediate area.
- Entertaining8/10
The bright and spacious living and dining room with double doors, an attractive fireplace, and a sunny balcony provide a great setting for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Positioned in a small niche development surrounded by manicured gardens and waterfilled moats, the property offers a tranquil residential setting despite its urban location.
- Rural Living1/10
Located centrally in Donnybrook, Dublin 4, this property is decidedly urban and suburban rather than rural.
- Village Living9/10
The development is within a gentle stroll of Donnybrook and Ballsbridge villages, providing immediate access to local shops, cafes, boutiques, and restaurants.
- Coastal Living3/10
While Dublin's coastline is accessible via transport links, the immediate location is inland and residential.
- Urban Living9/10
Situated in prime Dublin 4 with excellent QBC transport links to the city centre, the property delivers strong urban convenience.
Social
6 areas- Community Involvement7/10
Established neighbourhood associations and local community amenities in Donnybrook offer good avenues for local engagement.
- Café Culture9/10
Being within a gentle stroll of both Donnybrook and Ballsbridge villages places numerous local cafes and boutiques right on the doorstep.
- Nightlife7/10
Local pubs and restaurants in Donnybrook and Ballsbridge provide vibrant evening options, with fast access to city centre nightlife via the QBC.
- Health/Wellness groups8/10
Proximity to local wellness clubs, gyms like Riverview, and Herbert Park supports health-focused social groups.
- Networking Opportunities8/10
The affluent Dublin 4 location and proximity to major business hubs offer strong professional networking potential.
- Tech-Hub Connectivity8/10
Easy transit links to Dublin's tech quarters and central business districts make this a convenient location for tech professionals.
Listing information
- Agent
- Sherry FitzGerald Ballsbridge
- Phone
- 01 269 8888
- Current status
- active
- Published on HouseDelve
- 7 November 2026
- Correction
- Report an issue
HD-01B29BHouseDelve · 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.