Apartment 184, Bracken Hill, Sandyford, Dublin 18D18F596
€355,000
2 Bed~1 Bath~73 m²~BER C3
What you'll like:
- Ground Floor Accessibility: The apartment offers easy step-free ground-floor access, making it highly convenient for daily comings and goings without relying on elevators.
- Expansive Private Patio: An unusually large 48 square metre private patio provides incredible outdoor living space, complete with a covered section and brand new privacy screening.
- Upgraded Heating System: Featuring a recently upgraded gas boiler, buyers can enjoy improved home heating efficiency and greater reliability compared to original installations.
- Freshly Painted Interiors: The entire property comes freshly painted throughout in neutral tones, allowing a new owner to move in immediately without undertaking redecoration works.
- Generous Floor Area: Providing approximately 73 square metres of living space, the well-proportioned layout feels comfortable and accommodates practical daily living requirements easily.
- Two Double Bedrooms: Both bedrooms are spacious double rooms featuring extensive fitted wardrobes, ensuring comfortable accommodation for residents or guests without feeling cramped.
- Dedicated Parking Space: The inclusion of a designated parking spot removes daily parking stress, complemented by additional visitor spaces for visiting friends and family.
- Communal Bike Store: A secure communal bicycle storage facility is available on site, offering a practical solution for cycling enthusiasts and commuters alike.
- Convenient Village Proximity: Blackglen Village Centre is within easy walking distance, providing a local pharmacy, convenience store, medical centre, and crèche for everyday needs.
- Reliable Transport Links: The development is serviced directly by the 114 bus route, connecting residents efficiently to the Sandyford Luas stop and Blackrock DART station.
- Major Road Access: Motorists benefit from close proximity to both the M50 and N11 motorways, facilitating straightforward travel into Dublin city centre and national routes.
- Proximity to Parks: Nature lovers will appreciate being close to Marlay Park and Fernhill Park, offering wonderful weekend walking trails, green spaces, and recreational amenities.
- Mountain Proximity: The nearby Dublin Mountains provide stunning scenery and outdoor trails, giving residents quick access to hiking and weekend leisure activities.
- Open Plan Layout: The bright open-plan kitchen, living, and dining area creates a sociable hub with wide glazing that seamlessly connects indoor and outdoor spaces.
- Abundant Interior Storage: A dedicated storage room off the hallway provides essential practical space to keep household items organized and out of sight.
- Contemporary Kitchen Design: The modern fitted kitchen features contrasting cabinet finishes, tiled splashbacks, and integrated appliances, offering a stylish space for food preparation.
- Warm Timber Flooring: Attractive timber flooring runs through the main living areas and bedrooms, adding warmth and aesthetic appeal while remaining easy to maintain.
- Quiet Suburban Setting: Positioned within the tranquil Simons Ridge development, the property offers a peaceful residential environment away from heavy urban noise.
- Stable Asking Price: The recorded listing history shows a stable asking price of 355000 euros without erratic fluctuations, indicating a straightforward pricing strategy from the seller.
- Vacant Possession Ready: The property is currently vacant, which can help streamline the purchase timeline and reduce complications commonly associated with chain-bound transactions.
But keep in mind:
- Moderate BER Rating: The property carries a C3 energy rating, which means a buyer should investigate potential thermal upgrades to improve overall energy efficiency and comfort.
- Energy Indicator Level: The energy performance indicator sits at 222.35 kilowatt-hours per square metre annually, suggesting utility bills could be noticeably higher than in more modern homes.
- Single Bathroom Constraint: With only one family bathroom serving the two double bedrooms, morning routines might require careful coordination among occupants and guests.
- Ground Floor Security: Ground-floor apartments can sometimes present increased security vulnerabilities, meaning buyers should carefully check the window locks and patio security measures.
- Patio Maintenance Burden: Managing a large 48 square metre paved patio and boundary walls will require regular cleaning and upkeep to prevent weathering or weed growth.
- Potential Management Fees: As a development apartment, buyers must investigate the annual service charges, sinking fund status, and what common area maintenance costs are included.
- Limited Natural Light: Ground-floor properties surrounded by boundary walls and screening can occasionally experience reduced direct sunlight, so verify lighting conditions during viewings.
- Acoustic Insulation Check: Living on the ground floor beneath other apartments means buyers should check soundproofing levels to ensure overhead footfall noise remains minimal.
- Gas Boiler Longevity: While recently upgraded, the buyer should request maintenance records and warranty details for the gas boiler to confirm its installation history.
- Appliance Condition Check: As listing particulars note that agents have not tested appliances, buyers must independently verify the working order of the kitchen oven, hob, and washing machine.
- Public Transport Dependency: Reliance on the 114 bus requires checking peak-time schedules and capacity to ensure reliable daily commuting connections to the Luas and DART.
- Development Parking Rules: Buyers with multiple vehicles or frequent visitors should review the strictness of the estate parking management and visitor bay availability.
- Bicycle Store Security: Communal bike storage areas can occasionally pose security risks, so purchasers should inspect the physical security measures of the bike shed.
- Proximity Noise Factors: Ground-floor units near estate roads or parking zones may experience occasional car movements or pedestrian traffic passing close to windows.
- Kitchen Size Constraints: The kitchen area measures approximately 3.56 by 3.40 metres, which might feel compact for avid home cooks or those desiring expansive counter space.
- Bathroom Ventilation Review: Buyers should inspect the family bathroom for adequate mechanical ventilation or natural airflow to prevent moisture and mildew buildup over time.
- Window Glazing Specs: It is important to verify the exact double-glazing specifications to ensure optimal heat retention and exterior noise reduction throughout the seasons.
- Future Development Risks: Buyers should check local planning registers to see if nearby undeveloped plots or zoned lands could lead to future construction disruption.
- Negotiation Margin Uncertainty: Without historical sale price data for this exact unit, purchasers should carefully research comparable local market values to anchor their opening offer.
- No Structural Warranty: Built in 2002, any structural elements fall outside builder warranties, making a thorough pre-purchase structural survey a critical due-diligence step.
Price positioning
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- The asking price appears undervalued when benchmarked against recent verified sales figures recorded on the same street and in the wider area, which generally achieved higher transaction amounts for comparable two-bedroom residential properties.
- Valuation signals heavily suggest potential underpricing, as nearby units within the development have recently traded between thirty-eight thousand and seventy-seven thousand euros higher than the current listed price, highlighting a significant positive market variance.
- Factors that could support such an attractive pricing strategy include an intention to generate competitive bidding interest among prospective buyers, whereas a C3 energy rating or any hidden maintenance liabilities might undermine long-term value expectations.
- Additional market relevance comes from the generous private patio space and convenient transport links, which typically add considerable consumer appeal and could easily drive the final achieved sale price well above initial expectations.
Build Analysis
What we know from similar construction types
- The property is a ground-floor apartment built in 2002, featuring an upgraded gas boiler and warm timber flooring.
- A buyer should investigate the management company fees, sinking fund status, and rules regarding the extensive private patio and newly fitted rear privacy screening.
- As a ground-floor unit, it is advisable to check for any potential damp or insulation issues associated with the external walls and patio boundary structures.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 to 1,100 euro.
- This is based on the C3 energy rating, a floor area of approximately 73 square metres, and the presence of an upgraded gas boiler.
Pollution Safe
9/10Environmental situation to investigate
- The residential area appears generally well removed from major industrial pollution sources, heavy manufacturing facilities, or active large-scale waste management sites.
- Any historical or localized environmental concerns are typical of suburban developments situated near mountain foothills and should be verified through standard environmental searches if specific risks are suspected.
Flood Safe
9/10Water overflow reports to follow up
- The property is situated in an elevated foothill setting within the Sandyford and Dublin Mountains area, positioning it well above major river floodplains and coastal surge zones.
- Official mapping shows no recorded flood extents or significant hydrographic hazards directly impacting this specific development.
- As a ground-floor apartment, surface water accumulation during intense downpours remains a minor theoretical consideration for exterior spaces like the large private patio, though the elevated topography generally mitigates major inundation risks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
167 BRACKEN HILL, BLACKGLEN RD, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €432,000.00
130 BRACKEN HILL, SIMONS RIDGE, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €386,000.00
15 BRACKEN HILL, BLACKGLEN ROAD, SANDYFORD
- Sale date
- Declared sale price
- €408,000.00
41 BRACKEN HILL, SIMONSRIDGE, SANDYFORD
- Sale date
- Declared sale price
- €323,000.00
39 BRACKEN HILL, BLACKGLEN RD, SANDYFORD
- Sale date
- Declared sale price
- €440,000.00
Recent sales in the wider Sandyford 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: €3,550 — 1% of €355,000.
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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 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 250 euro for a mortgage valuation report.
- Surveyor fees: approximately 400 to 700 euro for a structural survey.
- Annual home insurance: approximately 350 to 600 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents in the Sandyford and Stepaside areas frequently discuss local traffic management, particularly peak-hour congestion around access routes leading to the M50.
- Community forums often highlight the convenience of local amenities like Blackglen Village Centre for daily shopping and healthcare services.
- The proximity to Marlay Park and Fernhill Park is widely praised by local residents for offering excellent outdoor recreation and walking trails.
- Public transport discussions often focus on the frequency of local bus services connecting residential developments to the Luas and DART networks.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features a ground-floor layout with two bedrooms and a crèche within walking distance at Blackglen Village Centre, though apartment living lacks a private grassy garden.
- Teenagers5/10
Two double bedrooms offer adequate personal space, but a two-bedroom apartment provides limited common areas for growing teenagers.
- Multi-generational Living3/10
A single-bathroom, 73 sq.m. ground-floor apartment layout lacks the privacy and space required for multi-generational living.
- Single Buyers9/10
With an asking price of 355000 euros, two double bedrooms, and convenient transport links like the 114 bus, this is an excellent choice for a single buyer.
- Couples9/10
The open-plan kitchen, living, and dining area combined with an expansive 48 sq.m. private patio makes this ideal for couples.
- Empty Nesters8/10
Ground-floor access and low-maintenance apartment living appeal strongly to empty nesters looking to downsize.
- Retirees8/10
Being a ground-floor unit removes the barrier of stairs, though buyers should verify internal accessibility features and long-term suitability for ageing in place.
Work
3 areas- Remote Working8/10
A separate storage room off the hallway and a peaceful setting support working from home, though broadband speeds should be verified.
- Hybrid Commuting8/10
Convenient access to the M50, N11, and the 114 bus route connecting to the Sandyford Luas and Blackrock DART aids hybrid commuting.
- Retired8/10
Ground-floor convenience and proximity to local medical services at Blackglen Village Centre suit retirement well.
Practical
8 areas- Ageing in Place7/10
Ground-floor access eliminates stairs, though buyers should verify doorway widths and bathroom modifications for long-term accessibility.
- Low Maintenance8/10
Freshly painted interiors, an upgraded gas boiler, and apartment living ensure low day-to-day property maintenance.
- Secure Gated Entry5/10
Designated and visitor parking are provided, though buyers should verify whether the development features gated entry security.
- Minimalist Design7/10
Clean open-plan spaces, warm timber flooring, and neutral finishes offer a modern, minimalist canvas.
- Flexible Floor Plans6/10
Standard two-bedroom ground-floor apartment layout with fixed structural rooms, offset by a separate storage room.
- Heritage Home1/10
Built in 2002, this is a modern property rather than a traditional heritage home.
- Ecological Setup5/10
Features an upgraded gas boiler and a C3 BER rating, meaning buyers may want to investigate further energy efficiency improvements.
- Outdoor areas10/10
An exceptional feature is the expansive private patio extending to approximately 48 sq.m. with a sheltered covered section and newly fitted rear privacy screening.
Interests
9 areas- Gardening6/10
The property lacks a traditional garden, but features an unusually large 48 sq.m. private paved patio with a stone boundary wall for potted plants.
- Walking9/10
Proximity to Marlay Park, Fernhill Park and Gardens, and scenic walking trails in the nearby Dublin Mountains offers exceptional walking opportunities.
- Gym5/10
Local sports clubs and amenities are nearby, but buyers should verify the exact distance to dedicated commercial gym facilities.
- Cycling7/10
A communal bike store is provided on-site, and the surrounding area offers access to local roadways and parks.
- Golf6/10
Several sports clubs and recreational amenities are located within the locality.
- Fishing3/10
The suburban setting offers limited immediate opportunities for fishing without travelling toward coastal or river locations.
- Horse Riding4/10
Proximity to the Dublin Mountains provides some regional equestrian access, though facilities are not immediately on the doorstep.
- Water Sports3/10
Inland location means water sports require travel toward the coast or local reservoirs.
- Entertaining8/10
The open-plan living and dining area connects seamlessly via wide glazing to a massive 48 sq.m. private patio with a sheltered covered section.
Lifestyle
5 areas- Quiet Living8/10
Situated in the quiet Simons Ridge development with a private, tranquil setting and a secluded rear patio.
- Rural Living3/10
Located in a suburban development close to shopping amenities and transport links rather than a truly rural environment.
- Village Living8/10
An abundance of amenities is within walking distance at Blackglen Village Centre, offering a convenient village feel.
- Coastal Living4/10
While the 114 bus connects to Blackrock DART Station near the coast, the property itself is located inland in Sandyford.
- Urban Living7/10
Good transport access via the M50, N11, and bus routes provides easy connectivity to Dublin city centre.
Social
6 areas- Community Involvement7/10
Proximity to Blackglen Village Centre and local schools fosters a sense of local community connection.
- Café Culture7/10
Shops, restaurants, and cafés are easily accessible in nearby Sandyford, Stepaside, Rathfarnham, and Dundrum.
- Nightlife5/10
While local dining options exist, major nightlife hubs require travel into nearby town centres or Dublin city.
- Health/Wellness groups7/10
A medical centre and dental surgery are within walking distance at Blackglen Village Centre, alongside nearby parks.
- Networking Opportunities6/10
Good commuter links to Sandyford business districts provide reasonable professional networking potential.
- Tech-Hub Connectivity8/10
Proximity to the Sandyford business and tech district makes this location highly practical for tech sector workers.
Listing information
- Agent
- Mark Kelly & Associates
- Phone
- 01 493 8969
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-261551HouseDelve · 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.