Apartment 3, Beacon One, Beacon Court, Sandyford, Dublin 18D18FK71
€375,000
2 Bed~2 Bath~BER C
What you'll like:
- Ground Floor Convenience: The ground floor positioning provides easy, step-free access, which is especially beneficial for daily mobility, moving furniture, and long-term accessibility.
- Dual Car Parking: Including two designated car parking spaces is a major advantage in this bustling urban hub where secure parking is at a high premium.
- No Onward Chain: The property is offered completely vacant with zero chain, significantly reducing transaction delays and allowing for an expedited, straightforward closing process.
- Spacious Living Area: Measuring approximately seventy-one square meters, the layout provides well-proportioned rooms that avoid the cramped feeling common in many modern urban apartments.
- Dual Balcony Access: The private balcony features convenient access points from both the main living room and the master bedroom, enhancing natural light and indoor-outdoor flow.
- Master Ensuite Bathroom: Having a dedicated private ensuite attached to the principal bedroom offers added daily privacy and convenience for the primary occupants.
- Well-Appointed Kitchen: The kitchen includes a functional island layout, providing extra counter space and storage that makes meal preparation and casual dining much more enjoyable.
- Excellent LUAS Access: The nearby green line tram system offers swift, reliable, and car-free commuting directly into the heart of Dublin city centre for professionals.
- Major Road Proximity: Immediate access to both the M50 motorway and the N11 arterial route ensures exceptional convenience for motorists traveling across the wider region.
- Abundant Local Amenities: Situated directly in the heart of Sandyford, residents enjoy instant access to a rich variety of shops, cafes, restaurants, and active leisure facilities.
- Dundrum Shopping Proximity: Being a short distance from Dundrum Town Centre gives occupants effortless access to premier retail, cinema, and dining destinations without long travel times.
- Strong Investor Appeal: The established rental demand in this prominent south Dublin location makes the apartment a reliable choice for buy-to-let investors seeking solid yields.
- Ideal Downsizing Option: First-time buyers and downsizers alike will appreciate the low-maintenance nature of apartment living combined with surprisingly generous interior proportions.
- Bright Interior Spaces: Large windows and favorable orientation ensure the internal accommodation remains bright and welcoming throughout the daylight hours for a pleasant living atmosphere.
- Established Neighborhood: Located in a highly sought-after and mature development, the property benefits from a strong neighborhood reputation and well-maintained communal grounds.
- Stable Asking Price: The recorded asking price has remained completely steady at three hundred seventy-five thousand euros, indicating a transparent and unchanging initial seller valuation strategy.
- Immediate Occupancy Ready: Because the home is fully vacant, new owners can move in immediately after purchase without waiting for tenants to vacate or vendors to buy onward.
- Entertaining Potential: The combination of a large open-plan living and dining space with direct outdoor balcony access creates a functional layout well-suited for hosting guests.
- Flexible Bedroom Sizing: Two generous bedrooms provide excellent versatility, allowing one room to easily function as a dedicated home office or guest accommodation.
- Professional Presentation: The layout is clean and logically arranged, offering a solid blank canvas for buyers to personalize their interior decor with minimal structural effort.
But keep in mind:
- Moderate BER Rating: The property carries a C energy rating, which means a buyer should investigate potential insulation upgrades to reduce future heating bills and carbon emissions.
- Ground Floor Security: Ground floor apartments can sometimes experience higher security risks, requiring buyers to carefully verify the quality of window locks and building entry controls.
- Urban Noise Exposure: Positioned in a busy commercial and residential hub, prospective buyers should visit at different times to check for potential traffic or pedestrian noise.
- Management Company Fees: Buyers must carefully review annual service charges, sinking fund balances, and management rules to ensure long-term maintenance costs remain manageable and transparent.
- Strict Development Rules: Living in a managed apartment complex often involves strict covenants regarding pets, subletting, and renovations that buyers should inspect beforehand.
- Potential Parking Restrictions: Buyers with multiple vehicles or visitors should verify the exact allocation, guest parking availability, and enforcement policies for the two assigned spaces.
- Limited Private Outdoor Space: While the balcony is a welcome feature, ground floor balconies can sometimes suffer from lower privacy levels relative to upper-floor units.
- Missing Floor Plan Data: The listing omits exact architectural floor plans, so buyers should independently verify room dimensions and layout configurations during a physical viewing.
- Unknown Property Tenure: The legal tenure type, whether leasehold or freehold, must be thoroughly investigated by your solicitor to understand ground rent obligations and lease length.
- Communal Area Maintenance: Buyers should inspect the overall condition of shared hallways, lifts, and gardens to ensure the management company maintains high standards consistently.
- Stagnant Price History: The flat asking price history without reductions might reflect a vendor who is firm on valuation, potentially limiting aggressive negotiation room for buyers.
- Urban Heat Island Effect: Highly developed commercial surroundings can lead to warmer summer indoor temperatures, making adequate ventilation and window positioning important to verify.
- Potential Rental Caps: If purchasing as an investment, buyers must check local Rent Pressure Zone regulations to understand maximum allowable rental income limitations.
- Shared Infrastructure Strain: High-density developments can occasionally experience pressure on waste management facilities, bicycle storage, and visitor parking during peak hours.
- Future Local Development: Buyers should check local planning registers for upcoming construction projects in the surrounding Sandyford district that might impact views or traffic.
- Access Gate Reliability: Electronic security gates for the car parking areas should be inspected for reliability and repair history to avoid unexpected maintenance levies.
- Insurance Premium Variations: Ground floor properties can sometimes attract different building insurance terms regarding flood or water ingress risks, which require verification.
- Internal Storage Limits: While room proportions are good, built-in storage options appear modest, meaning buyers might need to invest in freestanding wardrobes or clever organizational solutions.
- Ventilation and Damp Checks: Ground floor units require careful inspection of bathroom and kitchen extraction systems to prevent any potential long-term condensation or damp issues.
- Resale Market Liquidity: Because two-bedroom apartments are common in this district, buyers should consider future resale demand and competitive supply dynamics in the local area.
Price positioning
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- The asking price appears attractively positioned relative to historical transactions within the same development, sitting comfortably below recent comparable completions while offering a desirable two-bedroom layout with two parking spaces.
- Valuation signals are reinforced by the lack of price changes recorded since listing, suggesting a stable marketing strategy designed to attract steady interest rather than overreaching in a competitive suburban market.
- Strong transport links, proximity to retail hubs, and a vacant possession status could support or even elevate the final transaction value beyond the initial guide price if multiple competitive offers emerge.
- Factors that might undermine this pricing include the C BER rating, which could prompt prospective buyers to factor in future energy upgrade costs when negotiating final bids.
Build Analysis
What we know from similar construction types
- The property is a ground floor two-bedroom, two-bathroom apartment extending to approximately 71 sq. m. within a modern urban development.
- Features include a private balcony with dual access from both the living room and the master bedroom, an ensuite bathroom, and the rare inclusion of two car parking spaces.
- As an apartment within a multi-unit development, a prospective buyer should investigate management company fees, the level of the sinking fund, house rules, and any planned major capital expenditures or remedial works for the block.
- A buyer should also verify the acoustic insulation between floors and external wall insulation standards, typical of apartments built during this era.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 800 euro to 1,200 euro.
- Explanation: Given the apartment has a C BER rating and measures approximately 71 square metres, heating consumption is expected to be moderate compared to larger detached houses, but dependent on individual usage habits and winter temperatures.
Pollution Safe
9/10Environmental situation to investigate
- The area is situated in a modern urban and mixed-use commercial development with no apparent proximity to active heavy industrial pollution sources or modern waste incinerators.
- Any historical land uses or legacy industrial considerations in the wider Sandyford region are typical of suburban commercial growth and should be verified independently if specific concerns exist.
Flood Safe
6/10Water overflow reports to follow up
- Official community river flood mapping indicates that the property is located directly within a mapped flood zone.
- The ground floor positioning of this apartment increases its potential vulnerability to surface water accumulation during severe weather events.
- Local topography in the Sandyford area generally slopes, meaning surface runoff can concentrate around low-lying developments during heavy downpours.
The property’s mapped location falls within a river flood area for an event with a 0.1% annual probability.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
307 BEACON ONE, BEACON COURT, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €390,000.00
APT 207 BEACON ONE, BEACON COURT, SANDYFORD
- Sale date
- Declared sale price
- €366,000.00
APT 704, BEACON ONE, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €382,000.00
410 BEACON ONE, SANDYFORD BUSINESS PARK, SANDYFORD DUBLIN 16
- Sale date
- Declared sale price
- €295,000.00
610 BEACON ONE, SANDYFORD BUSINESS PARK, SANDYFORD DUBLIN 16
- Sale date
- Declared sale price
- €295,000.00
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: €3,750 — 1% of €375,000.
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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 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 300 euro to 600 euro depending on the level of detail required.
- Annual home insurance: approximately 350 euro to 650 euro per year depending on the policy and provider.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of the Beacon Court development, highlighting its proximity to the LUAS Green Line for easy commuting to Dublin city centre.
- Local forums often note the vibrant community atmosphere with a wide array of cafes, restaurants, and retail amenities available within walking distance in Sandyford.
- Discussions regarding traffic management and parking in the surrounding commercial and residential zones are common among locals, though the inclusion of dedicated parking spaces is generally viewed as a major positive.
- Proximity to the M50 and N11 is frequently highlighted by residents as a key benefit for motorists needing to access other parts of Dublin and surrounding counties.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment offers two bedrooms and a ground-floor location which can aid with buggy access, but urban apartment living with limited private outdoor green space makes it moderately suitable for very young children.
- Teenagers6/10
Proximity to the LUAS green line offers teenagers great independence for travel, though a two-bedroom apartment provides relatively limited space for growing families.
- Multi-generational Living3/10
With approximately 71 sq. m. and two bedrooms, the floor plan is generally too compact to comfortably support multi-generational living arrangements.
- Single Buyers9/10
An ideal setup for single buyers seeking a modern two-bedroom, two-bathroom apartment with excellent transport links, two parking spaces, and no onward chain.
- Couples9/10
Provides a spacious living area, master ensuite, and a private balcony, making it very well-suited for couples looking for urban convenience in South Dublin.
- Empty Nesters8/10
Ground-floor positioning and low-maintenance apartment living make this an attractive option for downsizers wanting to stay in an established location.
- Retirees8/10
The ground-floor access is beneficial for retirees, though buyers should verify the internal layout and any step-free pathways from the parking spaces.
Work
3 areas- Remote Working8/10
The second bedroom offers a practical home office space for remote workers, provided high-speed broadband is verified.
- Hybrid Commuting9/10
Exceptional transport connectivity via the LUAS Green Line, M50, and N11 makes hybrid commuting to the city centre or business parks very convenient.
- Retired8/10
Well-suited for retirees seeking low-maintenance living with local amenities close at hand.
Practical
8 areas- Ageing in Place7/10
Ground-floor positioning removes the barrier of stairs, though buyers should verify step-free access from the parking and entrance doors.
- Low Maintenance9/10
Modern apartment living offers minimal exterior upkeep, and the property is offered vacant with no onward chain.
- Secure Gated Entry8/10
Located within a well-regarded managed development with secure parking spaces.
- Minimalist Design8/10
Open-plan kitchen with island and a spacious living area lend themselves well to a clean, modern aesthetic.
- Flexible Floor Plans6/10
A standard two-bedroom apartment layout with fixed structural divisions, though the second bedroom offers versatility as a study.
- Heritage Home1/10
This is a modern purpose-built apartment rather than a period or heritage property.
- Ecological Setup5/10
Features a BER rating of C, meaning buyers might want to investigate potential energy efficiency upgrades.
- Outdoor areas6/10
Benefits from a generous private balcony with dual access from the living room and master bedroom, though it lacks a private lawn.
Interests
9 areas- Gardening2/10
Gardening is limited to container planting on the private balcony, as there is no private garden space.
- Walking7/10
Good walkability to local amenities, cafes, and services within Sandyford, with straightforward access to suburban footpaths.
- Gym8/10
Proximity to various local leisure facilities and gyms in the Sandyford and Dundrum areas.
- Cycling6/10
Road infrastructure allows for cycling, though commuters should navigate busy arterial routes and junctions.
- Golf6/10
Several golf clubs in the wider South Dublin region are accessible by car from this location.
- Fishing2/10
Not a primary location for fishing enthusiasts due to the suburban inland setting.
- Horse Riding3/10
Equestrian facilities are scarce in this immediate urban environment, requiring travel to the foothills.
- Water Sports3/10
Water sports require travel towards Dublin Bay or local reservoirs.
- Entertaining8/10
The large open-plan living/dining area and the private balcony with dual access provide a great setup for hosting guests.
Lifestyle
5 areas- Quiet Living4/10
Located in a bustling commercial and residential hub in Sandyford, residents should expect typical urban background noise rather than rural quiet.
- Rural Living1/10
This is a distinctly urban and suburban development setting with dense commercial and residential surroundings.
- Village Living6/10
Beacon Court offers a local community feel with onsite shops, cafes, and restaurants, though it lacks the traditional village green atmosphere.
- Coastal Living2/10
The property is situated inland in South Dublin with no direct proximity to the coast.
- Urban Living9/10
Positioned right in the heart of Sandyford with exceptional access to the LUAS, shops, and amenities, suiting urbanites perfectly.
Social
6 areas- Community Involvement5/10
Apartment developments tend to have more transient populations, though local Sandyford groups and activities are available.
- Café Culture9/10
Beacon Court and the surrounding Sandyford area boast an excellent selection of cafes, eateries, and restaurants.
- Nightlife6/10
Local bars and restaurants provide dining and evening options, with more extensive nightlife easily reached via the LUAS.
- Health/Wellness groups8/10
Good access to local pilates & stretching studios, gyms, and wellness services within the immediate vicinity.
- Networking Opportunities8/10
Proximity to major commercial hubs and tech employers in Sandyford provides strong professional networking potential.
- Tech-Hub Connectivity10/10
Located directly in Sandyford's established commercial and tech business district.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-72B153HouseDelve · 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.