Apartment 104 The Elms, Mount Merrion Aveune, Blackrock, County DublinA94H768
€345,000
1 Bed~1 Bath~42 m²~BER D1
What you'll like:
- Prime Blackrock location: Situated in a highly sought-after south Dublin suburb, providing exceptional convenience to coastal amenities, upscale shopping, and dining options.
- Excellent DART access: Walking distance to Blackrock DART station ensures fast, reliable commuting options into Dublin city centre without relying on cars.
- Peaceful rear setting: Positioned in a quiet enclave to the rear of the development, shielding residents from main road traffic noise and disturbance.
- Private own-door entrance: Features a dedicated external entrance accessed via steps, enhancing privacy and providing a traditional house-like feel compared to shared corridors.
- Bright south orientation: The open-plan living area benefits from a desirable south-facing aspect, maximizing natural sunlight throughout the daytime hours.
- Ready for immediate occupation: Maintained in very good condition by the current owners, allowing a buyer to move in without undertaking urgent repairs.
- Dedicated parking included: Comes with one allocated car parking space, a valuable and convenient commodity within this mature suburban development.
- Secure gated community: Situated within a managed and gated development featuring mature landscaped grounds, offering an added sense of security and privacy.
- Compact manageable footprint: Extending to approximately 42 square metres, the property offers an easily manageable space ideal for low-maintenance living.
- Open-plan living layout: Combines the kitchen, dining, and living zones into a cohesive, functional area that maximizes the usable interior space effectively.
- Feature open fireplace: Includes a traditional fireplace in the main living space, adding a cozy focal point and character to the reception room.
- Built-in bedroom storage: The double bedroom is equipped with practical built-in mirrored wardrobes, optimizing floor space and providing immediate storage solutions.
- Bathroom with bathtub: The internal bathroom includes both a bath and a shower fixture, accommodating different preferences for washing and bathing routines.
- Strong rental history: Previously achieved a monthly rent of 1,932 euros, indicating robust tenant demand and potential appeal for residential investors.
- Walkable village amenities: Easy walking distance to Blackrock Village grants access to multiple supermarkets, boutique shops, trendy cafés, and popular restaurants.
- Bus and road links: Regular local bus services alongside quick access to the N11 and M50 facilitate straightforward travel across the wider region.
- Proximity to Stillorgan: Located within easy reach of Stillorgan shopping facilities and commercial hubs, broadening the everyday convenience and service options nearby.
- Scope for personalization: Offers plenty of potential for a new owner to apply their own decorative style and upgrades gradually over time.
- Established mature development: The Elms is a well-known and mature residential scheme with established management structures and established leafy surroundings.
- Coastal lifestyle appeal: Close proximity to the coastline allows residents to easily enjoy scenic seaside walks and outdoor recreational activities along Dublin Bay.
But keep in mind:
- Sub-optimal BER rating: Rated D1 on the energy scale, which is relatively poor and indicates higher heating costs alongside potential future retrofit requirements.
- High annual service charge: Management fees of approximately 2,628 euros per year represent a substantial ongoing cost for a compact one-bedroom apartment.
- Limited floor area: Measuring roughly 42 square metres, the total living space is relatively compact and may feel restrictive for long-term double occupancy.
- Open fireplace inefficiency: While charming, the open fireplace can draft cold air and reduce overall thermal efficiency compared to sealed modern stoves.
- Stair access limitation: External steps leading to the own-door entrance may present mobility challenges or difficulties when moving heavy furniture items.
- Potential retrofit costs: Achieving a modern energy efficiency standard will likely require significant capital expenditure on insulation, windows, or heating upgrades.
- Single bathroom configuration: The property contains only one bathroom, which also serves guests, lacking a separate guest cloakroom facility for visitors.
- Elevated management fees risk: Service charges of over 2,600 euros annually are subject to future increases by the management company to cover rising maintenance costs.
- No private balcony: The listing does not mention an outdoor balcony or terrace space, limiting private fresh-air access directly from the apartment.
- Compact kitchen space: The open-plan kitchen area is relatively modest in size, which may restrict extensive culinary storage or large appliance setups.
- Restricted storage options: Beyond bedroom wardrobes and hallway storage, overall internal storage capacity is limited for bulkier household items.
- Rental cap considerations: Prospective investor buyers must investigate local rent pressure zone regulations that restrict the speed and scale of future rent increases.
- Sinking fund adequacy: Buyers should check the health and balance of the development sinking fund to ensure sufficient reserves for major capital roof or facade repairs.
- Potential parking constraints: The provision of only one parking space may prove restrictive for households operating two vehicles or hosting frequent visitors.
- Leasehold legal review: As an apartment in a managed block, a solicitor must thoroughly review lease covenants regarding pets, sub-letting, and structural alterations.
- Management company transparency: Buyers must verify the active management agent's track record, accounts, and upcoming planned maintenance schedules before purchase completion.
- Traffic noise exposure: While positioned to the rear, the overall development sits off a busy avenue, so proximity traffic sounds during peak hours should be checked.
- Electric heating reliance: If the property relies on older electric heating systems, heating running costs could be high unless modernized to heat pumps.
- Resale market liquidity: One-bedroom apartments can sometimes experience different market liquidity cycles compared to larger family houses in the same suburb.
- Insurance cost variations: Building insurance is typically covered by service charges, but buyers must verify what specific contents and liability cover is required.
Price positioning
?
- The asking price appears attractively positioned relative to wider regional transaction benchmarks because smaller footprint properties in established coastal suburbs generally command higher entry points, suggesting potential value for prospective buyers entering this competitive market.
- Signals supporting potential under-valuation include the compact floor area and a relatively modest absolute asking figure compared against larger residential transactions nearby, though micro-location nuances and apartment-specific demand dynamics heavily influence overall pricing strength.
- Factors that could undermine such an attractive pricing level include the substandard energy rating requiring potential capital investment, alongside substantial annual management fees that might deter cost-conscious purchasers evaluating long-term holding expenses.
- Relevant considerations encompass the inclusion of dedicated parking, the own-door configuration, and proximity to transport links, which collectively enhance market appeal and could easily support a competitive bidding environment despite historical energy efficiency limitations.
Build Analysis
What we know from similar construction types
- The property is a first-floor, one-bedroom apartment extending to approximately 42 square metres with an own-door entrance.
- Features a south-facing open-plan living, kitchen, and dining area with a traditional open fireplace, which may impact thermal efficiency.
- Buyers should investigate the annual management fee of approximately 2,628 euros to understand what maintenance, insurance, and sinking funds are covered.
- Buyers should verify the window glazing, insulation levels, and heating system type, particularly given the D1 energy rating.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a D1 BER rating, indicating that a deep retrofit would likely be required to reach a modern energy-efficient standard.
- Estimated costs for a comprehensive apartment retrofit—including upgraded heating systems such as heat pumps or modern electric storage heaters, external or internal wall insulation where permitted by management, and upgraded double or triple glazing—could range from 15,000 to 30,000 euros.
- Exact costs and feasibility would depend heavily on apartment building regulations, management company permissions for external alterations, and the existing heating distribution system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately €600 to €900.
- Explanation: Given the 42 square meter floor area and a D1 BER rating, the property has a relatively compact footprint but may have higher energy consumption due to less efficient thermal performance compared to newer builds.
Pollution Safe
9/10Environmental situation to investigate
- The location is situated in a well-established residential suburb largely free from heavy industrial activity, major manufacturing plants, or large-scale waste facilities.
- Any minor historical industrial uses in the broader district are distant, meaning direct exposure risks to legacy pollution appear minimal, though local environmental queries can be verified.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an elevated and inland part of Blackrock along Mount Merrion Avenue, generally well-removed from immediate coastal flood zones.
- Standard surface water drainage should be verified during heavy rainfall events, but the area does not carry a prominent historical association with widespread river or tidal flooding.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Blackrock area
22 AVONDALE LAWN, BLACKROCK, CO DUBLIN
- Sale date
- Declared sale price
- €980,000.00
7 ARDMEEN PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €975,000.00
EVERGREEN, 7 GROVE LAWN, BLACKROCK
- Sale date
- Declared sale price
- €1,350,000.00
25 WOODBINE PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €930,000.00
111 GALLOPING GREEN, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €525,000.00
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
- Stamp duty: Approximately €3,450 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: Approximately €130 to €700 depending on the property value and registration type.
- Property valuation fees: Around €150 to €300 typically required by mortgage lenders.
- Surveyor fees: Estimated between €400 and €800 depending on the level of detail required for a structural survey.
- Annual home insurance: Approximately €300 to €600 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight Blackrock as a highly desirable and peaceful coastal suburb with excellent connectivity to Dublin city centre.
- Local community forums often discuss the convenience of living within walking distance of Blackrock Village, local parks, and the DART station.
- Traffic flow along Mount Merrion Avenue and surrounding main arteries during peak commuting hours is a frequent topic of discussion among locals.
- Homeowners in mature developments in the area often share maintenance tips and discuss management company operations in local neighbourhood groups.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The apartment is a one-bedroom unit with a floor area of 42 square metres, which lacks adequate space and multiple bedrooms required for young children.
- Teenagers1/10
A single-bedroom layout of 42 square metres provides virtually no privacy or living space suitable for teenagers.
- Multi-generational Living1/10
With only one bedroom and one bathroom across 42 square metres, multi-generational living is completely unfeasible.
- Single Buyers9/10
The well-maintained one-bedroom layout, own-door entrance, and convenient location near transport links make this an ideal size and style for a single buyer.
- Couples7/10
While the 42 square metre size is compact, it offers a functional open-plan living area and double bedroom that can comfortably accommodate a couple starting out.
- Empty Nesters8/10
The manageable single-level layout, secure gated development, and low-maintenance design appeal strongly to empty nesters looking to downsize.
- Retirees7/10
The property offers a quiet enclave setting and secure gated entry, though buyers should verify that the steps leading to the own-door entrance remain manageable over time.
Work
3 areas- Remote Working7/10
The bright open-plan living space can accommodate a compact home office setup, though the single-bedroom layout offers limited separation for dual remote workers.
- Hybrid Commuting9/10
Conveniently positioned within easy walking distance of Blackrock DART Station and bus services, with the N11 and M50 accessible by car for commuting to Dublin City Centre.
- Retired8/10
Low-maintenance apartment living with secure gated entry and local amenities nearby, well-suited for retirees.
Practical
8 areas- Ageing in Place6/10
Single-level accommodation is beneficial, but the buyer should verify the impact of the steps leading to the own-door entrance regarding long-term mobility.
- Low Maintenance9/10
A compact 42 square metre footprint and managed development grounds ensure minimal upkeep for the owner.
- Secure Gated Entry9/10
Located within a secure gated development featuring mature landscaped grounds.
- Minimalist Design8/10
The open-plan layout and manageable proportions lend themselves well to a streamlined, minimalist lifestyle.
- Flexible Floor Plans4/10
The fixed one-bedroom layout offers limited structural flexibility due to its compact 42 square metre size.
- Heritage Home2/10
This is a standard modern-era apartment within a mature development rather than a traditional heritage property.
- Ecological Setup4/10
Carries a D1 BER rating, indicating that energy efficiency upgrades may be required to achieve optimal ecological performance.
- Outdoor areas4/10
While the property lacks a private garden or balcony, residents benefit from the use of mature, shared landscaped grounds within the development.
Interests
9 areas- Gardening3/10
There is no private garden space, though residents can enjoy the shared, mature landscaped grounds of the development.
- Walking9/10
Excellent walking accessibility to Blackrock Village, the coastline, local amenities, and public transport links.
- Gym7/10
Proximity to Blackrock, Stillorgan, and surrounding urban areas provides good access to local fitness centres and health facilities.
- Cycling7/10
The established suburban location allows for cycling to nearby commercial hubs and coastal routes, though main roads should be navigated with care.
- Golf6/10
Several golf clubs are located within the broader South Dublin region, accessible by car or transport links.
- Fishing4/10
Coastal proximity offers some sea fishing opportunities, but the property is primarily suburban rather than a dedicated fishing base.
- Horse Riding2/10
Equestrian facilities are scarce in this densely populated suburban coastal area.
- Water Sports7/10
Proximity to the coastline facilitates various water sports and seaside recreational activities.
- Entertaining5/10
Features a bright, open-plan kitchen, living, and dining area, but the 42 square metre overall floor area limits the capacity for hosting large groups.
Lifestyle
5 areas- Quiet Living8/10
Situated in a particularly quiet enclave to the rear of a mature and popular gated development with leafy grounds.
- Rural Living1/10
Located in an established suburban area of Blackrock with dense surroundings and close proximity to Dublin transport corridors, offering an entirely urban/suburban setting.
- Village Living9/10
The property is within easy walking distance of Blackrock Village, offering local shops, supermarkets, cafés, and restaurants.
- Coastal Living8/10
The development is within easy reach of the coastline and Blackrock DART station for seaside access.
- Urban Living8/10
Provides convenient access to Dublin City Centre via regular DART and bus services, alongside proximity to Stillorgan and Donnybrook.
Social
6 areas- Community Involvement7/10
A mature development setting with established local community groups and activities available in Blackrock.
- Café Culture9/10
Within easy walking distance of Blackrock Village, which boasts a vibrant selection of local cafés, restaurants, and social spots.
- Nightlife6/10
Local pubs and dining options are available in Blackrock Village, with more extensive nightlife accessible in nearby Dublin City Centre.
- Health/Wellness groups8/10
Good access to local fitness, pilates & stretching, and wellness amenities throughout the Blackrock and Stillorgan areas.
- Networking Opportunities7/10
Strong transport links to Dublin City Centre facilitate professional networking and business activities.
- Tech-Hub Connectivity8/10
Excellent transit connectivity to Dublin's major employment and tech hubs via the DART and arterial road networks.
Listing information
- Agent
- Borgman Earls Property Consultants
- Phone
- 01 662 5931
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-F992C6HouseDelve · 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.