Photograph 1 of 26 of Apartment 307, The Cubes 1, Stillorgan, Dublin 18, Dublin
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Apartment 307, The Cubes 1, Stillorgan, Dublin 18, Dublin

€410,000

2 Bed~2 Bath~78 m²~BER B3

What you'll like:

  • Desirable B3 Energy Rating: The property achieves a respectable B3 building energy rating, which typically helps lower utility bills and may qualify the buyer for green mortgage interest rates.
  • Spacious Floor Area: Offering approximately seventy-eight square meters of living space, this two-bedroom apartment provides comfortably proportioned rooms compared to many more compact modern developments.
  • Third Floor Positioning: Situated on the third floor, the apartment benefits from an elevated position that likely enhances natural light levels and views while maintaining convenient access.
  • Pleasant Open Aspect: The living spaces enjoy an attractive outlook across the central plaza, creating an appealing urban view and reducing feelings of being overlooked by neighbors.
  • Abundant Natural Light: Large windows in the open-plan living and dining zone flood the interior with daylight, making the primary daytime area feel bright, welcoming, and expansive.
  • Open Plan Layout: The combined kitchen, dining, and living arrangement creates a sociable focal point that suits modern lifestyles and makes entertaining guests straightforward and enjoyable.
  • Two Double Bedrooms: Providing two generously sized double bedrooms ensures the property can easily accommodate couples, sharers, or a home office setup without feeling cramped.
  • Primary En-Suite Bathroom: The main bedroom features a dedicated en-suite shower room, offering privacy and convenience that adds a touch of everyday luxury for the homeowner.
  • Separate Main Bathroom: A distinct main bathroom serves the second bedroom and visiting guests, preventing congestion during busy morning routines and enhancing overall functional utility.
  • Comprehensive Onsite Security: Residents benefit from twenty-four-hour security and concierge services, contributing to peace of mind and assisting with parcel deliveries and building management.
  • Vibrant Retail On Doorstep: Immediate access to major grocery shopping, cafes, restaurants, and fitness facilities right downstairs delivers exceptional convenience for daily lifestyle needs.
  • Proximity To Major Employers: Being located near significant employment hubs like Sandyford Business District and Central Park reduces daily commute times for local professionals.
  • Excellent Luas Connectivity: The nearby tram line provides frequent and direct public transport connections into Dublin city centre in roughly twenty minutes, avoiding roadway traffic congestion.
  • Nearby Healthcare Access: The close proximity of a major private hospital adds strong medical infrastructure reassurance for residents and can bolster long-term rental demand.
  • Established Surrounding Villages: Easy reach to popular shopping hubs like Dundrum Town Centre and Stillorgan Village ensures an extensive choice of retail, dining, and entertainment options.
  • Strong Road Infrastructure: Swift accessibility to the M50 motorway and the N11 dual carriageway facilitates convenient driving routes across the wider Dublin region and to the airport.
  • Quality Bus Corridor: The nearby Stillorgan bus route offers reliable and frequent public transport alternatives for reaching various parts of the capital efficiently.
  • Abundant Leisure Amenities: Proximity to fitness centres, golf facilities, racecourses, and tennis clubs supports an active lifestyle with numerous recreational pursuits close to home.
  • Educational Institution Access: The surrounding area features reputable schools and convenient public transit links to major universities like UCD and Trinity College Dublin.
  • Investment Appeal: The combination of local employment density, transport links, and lifestyle amenities makes the property inherently attractive to future tenants or subsequent buyers.

But keep in mind:

  • High Density Development: The apartment forms part of a dense mixed-use urban quarter, which may result in higher ambient noise levels and increased foot traffic around the development.
  • Elevated Asking Price: The listed price of four hundred and ten thousand euros requires careful comparison against recent verified local transactions to ensure fair market value is maintained.
  • Stagnant Price History: Tracking data shows the asking price has remained completely unchanged since initial observation, which might indicate a fixed seller stance or limited early market competition.
  • Management Company Fees: High-density developments with twenty-four-hour concierge and security services typically incur substantial annual service charges that buyers must factor into their ongoing budgets.
  • Sinking Fund Contributions: Buyers should thoroughly investigate the apartment complex sinking fund status and planned capital expenditures to guard against unexpected special levies for major building repairs.
  • Potential Rental Caps: As the property is situated within a designated rent pressure zone, future landlords should verify allowable rental limits and historical tenancy registrations carefully.
  • Leasehold Complex Terms: Ownership involves leasehold covenants and management rules regarding pets, subletting, and alterations, which may restrict how an owner can use or modify the property.
  • Shared Parking Concerns: Buyers must confirm whether a designated parking space is included in the sale, as underground or surface parking in such complexes can involve separate allocation rules or fees.
  • Urban Noise Exposure: Facing a central plaza and commercial units means residents may experience street noise from patrons, deliveries, or early morning commercial cleaning operations.
  • Lift Dependency: Being on the third floor means residents rely heavily on elevator functionality for moving groceries or furniture, making maintenance downtime an occasional inconvenience.
  • Limited Private Outdoor Space: Apartments in this scheme often lack traditional private gardens, relying instead on internal layouts and shared public plazas for outdoor exposure.
  • Potential Cladding Review: Buyers should instruct their solicitor to verify that the building's fire safety certification and cladding materials comply fully with current mortgage lender requirements.
  • Service Charge Arrears Risk: It is crucial to verify that the current owner has paid all management fees up to date to prevent inheriting outstanding liabilities upon closing.
  • Future Local Development: The surrounding commercial district continues to evolve, meaning nearby construction activity or future high-density infill projects could impact views or local traffic.
  • Complex Layout Navigation: Large multi-block apartment complexes can sometimes feature convoluted corridors and basement parking layouts that require familiarization for visitors and delivery drivers.
  • Ventilation And Humidity: Modern sealed apartment units require diligent use of mechanical ventilation systems to prevent condensation and moisture buildup in bathrooms and kitchens.
  • Insurance Premium Trends: Multi-story developments have recently faced rising building insurance premiums across the market, which directly impacts the overall annual management company budget.
  • Refuse Management Systems: Communal waste disposal facilities must be inspected during due diligence to ensure they are well-maintained and free from pest issues or overflow problems.
  • Common Area Maintenance: Buyers should check the current physical condition of shared stairwells, lobbies, and elevators to ensure the management company maintains high operational standards.
  • Resale Liquidity Factors: Given the high concentration of similar apartments within this specific development, competition from neighboring units could influence future selling timelines and price growth.

Price positioning

?
This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks somewhat undervalued compared with the available evidence.
  • The asking price appears modestly undervalued when evaluated against recent verified transacted values for comparable two-bedroom apartments within the exact same development, indicating a potentially attractive entry point for prospective buyers in the current market.
  • Valuation signals derived from the Property Price Register show upper-floor units in Cubes 1 achieving higher prices recently, suggesting that this third-floor offering at the current asking figure presents a competitive pricing strategy by the selling agent.
  • Strong support for this price level stems from the well-maintained B3 energy rating, premium concierge amenities, and immediate proximity to major employment hubs and transport links, though broader macroeconomic shifts could impact ultimate bidding outcomes.
  • Additional relevant factors include the steady, unchanged listing history recorded since initial tracking, which implies confidence from the vendor and potentially limits immediate vendor flexibility for early negotiation discounts.

Build Analysis

What we know from similar construction types

  • The property is a two-bedroom apartment located on the third floor of a mature multi-unit development constructed within a higher-density urban quarter.
  • A buyer should investigate management company charges, sinking fund provisions, and any upcoming planned maintenance or fire safety and cladding reviews associated with high-density apartment developments of this era.
  • Verification of acoustic insulation between neighboring units and upper floors is recommended.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately 800 euro to 1,100 euro.
  • Explanation: Given the 78 square metre floor area and a B3 BER rating, the property benefits from good energy efficiency, which helps moderate space heating and hot water demands throughout the year.

Pollution Safe

8/10

Environmental situation to investigate

  • The property is located within a modern mixed-use urban development with no prominent heavy industrial facilities immediately adjacent.
  • Any historical or legacy industrial concerns in the wider Sandyford industrial estate area should be independently verified by prospective buyers.

Flood Safe

9/10

Water overflow reports to follow up

  • The apartment is situated on the third floor of a modern multi-story development, substantially mitigating direct surface flood risks to the living accommodation.
  • Broad regional indicators suggest a low general likelihood of severe flooding, though buyers should verify local drainage and basement parking flood defenses.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estateExtra effort was used to find nearby sales here

  • 403 THE CUBES 1, BEACON SOUTH QUARTER, SANDYFORD DUBLIN 18

    Sale date
    Declared sale price
    €456,000.00
  • 507 CUBES 1, BEACON SOUTH QUARTER, SANDYFORD DUBLIN 18

    Sale date
    Declared sale price
    €445,000.00
  • 109 CUBES 1, BEACON SOUTH QUARTER, SANDYFORD DUBLIN 18

    Sale date
    Declared sale price
    €420,000.00
  • 300 CUBES 1, BEACON SOUTH QUARTER, SANDYFORD

    Sale date
    Declared sale price
    €290,000.00

Recent sales in the wider Stillorgan 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
  • 25 BEECHWOOD COURT, STILLORGAN, DUBLIN

    Sale date
    Declared sale price
    €845,000.00
  • 46 BEECHWOOD COURT, STILLORGAN, DUBLIN

    Sale date
    Declared sale price
    €337,500.00
  • 32 FOXROCK MANOR, FOXROCK, DUBLIN 18

    Sale date
    Declared sale price
    €1,315,000.00

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: €4,100 — 1% of €410,000.
    ?
    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 for a standard mortgage valuation.
  • Surveyor fees: approximately 300 euro to 600 euro depending on the level of detail required for a structural survey.
  • Annual home insurance: approximately 350 euro to 600 euro depending on the coverage level and contents inclusion.

Forum Talk

What people are saying about this area

  • Residents frequently discuss the convenience of living within the Beacon South Quarter development due to on-site amenities like Dunnes Stores, cafes, and fitness centers.
  • Commuters on local forums highlight the proximity of the Luas green line as a major advantage for quick access to Dublin city centre.
  • Locals often note the bustling nature of the immediate plaza area, balancing vibrant commercial activity with modern apartment living.
  • Discussions regarding the wider Sandyford and Stillorgan areas often center around ongoing commercial growth and local infrastructure enhancements.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The apartment is a two-bedroom property spanning 78 m², which offers comfortable indoor space, but the lack of a private garden and apartment-style living on the third floor may be less than ideal for families with young children.

    4/10
  • Teenagers

    Teagers will appreciate the proximity to public transport, including the Luas for easy access to the city centre, and nearby amenities, though space may feel somewhat limited with two bedrooms.

    6/10
  • Multi-generational Living

    With only two bedrooms and two bathrooms across 78 m², the property does not offer the independent living zones or space usually required for multi-generational households.

    3/10
  • Single Buyers

    An ideal setup for a single buyer looking for a modern, manageable two-bedroom apartment with excellent amenities, security, and transport links nearby.

    9/10
  • Couples

    Provides well-proportioned living space with an open-plan kitchen, dining, and living area, making it very suitable for couples wanting a convenient and vibrant urban lifestyle.

    9/10
  • Empty Nesters

    Low-maintenance apartment living with elevator access, concierge services, and security appeals strongly to empty nesters looking to downsize.

    8/10
  • Retirees

    Benefit from lift access, 24-hour security, concierge services, and close proximity to healthcare facilities like the Beacon Hospital, though buyers should verify long-term management fees.

    7/10

Work

3 areas
  • Remote Working

    The two-bedroom layout allows for a dedicated home office setup, and the modern B3 BER rating ensures an energy-efficient environment for working from home.

    8/10
  • Hybrid Commuting

    Exceptional convenience for hybrid workers with the Luas providing a direct connection to Dublin city centre in approximately 20 minutes, alongside close proximity to the M50 and N11.

    9/10
  • Retired

    Suitable for retirees seeking a secure, manageable lock-up-and-leave property with concierge services and local healthcare amenities nearby.

    7/10

Practical

8 areas
  • Ageing in Place

    Lift access and single-level apartment living make daily mobility straightforward, though buyers should evaluate long-term accessibility and management company provisions.

    7/10
  • Low Maintenance

    Modern third-floor apartment construction with a B3 BER rating minimizes structural upkeep, and communal areas are maintained by the management company.

    9/10
  • Secure Gated Entry

    Residents benefit from a well-maintained development featuring 24-hour security and concierge services, enhancing safety and peace of mind.

    9/10
  • Minimalist Design

    The contemporary open-plan layout and clean architectural lines lend themselves well to a minimalist aesthetic.

    8/10
  • Flexible Floor Plans

    Standard apartment layout with two bedrooms and two bathrooms provides limited scope for major structural reconfiguration.

    6/10
  • Heritage Home

    This is a contemporary, modern development built in recent decades rather than a traditional period or heritage property.

    1/10
  • Ecological Setup

    Achieves a respectable B3 BER rating, indicating good thermal efficiency compared to older housing stock.

    7/10
  • Outdoor areas

    Features pleasant open aspects across the plaza, but lacks substantial private outdoor space such as a large garden, relying instead on nearby public parks.

    4/10

Interests

9 areas
  • Gardening

    As a third-floor apartment with no private garden space, opportunities for traditional gardening are virtually non-existent aside from container planting on a balcony if applicable.

    2/10
  • Walking

    Good pedestrian access to local retail parks, nearby villages like Stillorgan and Foxrock, and local suburban walking routes, though urban surroundings dominate.

    7/10
  • Gym

    Fitness enthusiasts are exceptionally well catered for with F45, FlyFit, and West Wood Health & Fitness Centre located right on the doorstep or nearby.

    10/10
  • Cycling

    Reasonable connectivity via local roads and corridors to surrounding areas, though cyclists should navigate busy suburban traffic arteries.

    7/10
  • Golf

    Proximity to local golf facilities and driving ranges in the wider South Dublin area provides decent access for golf enthusiasts.

    6/10
  • Fishing

    The location is heavily urbanised, offering very limited direct access to freshwater or sea fishing opportunities without traveling further afield.

    2/10
  • Horse Riding

    Equestrian facilities are sparse in this immediate commercial and residential district, requiring travel to outer suburban or rural fringes.

    3/10
  • Water Sports

    Inland location means water sports require a commute toward the coast or nearby bays and lakes.

    3/10
  • Entertaining

    The open-plan living, dining, and kitchen area provides a bright, attractive space for hosting guests, complemented by nearby restaurants and bars.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Positioned within a mature, bustling development with commercial amenities, cafés, and plazas on the doorstep, so some ambient urban noise should be expected.

    5/10
  • Rural Living

    This is a distinctly urban apartment setting situated within a major commercial and residential quarter with high density.

    1/10
  • Village Living

    While located in a high-density modern quarter, the development benefits from having shops, cafés, and restaurants immediately on the doorstep, mimicking a self-contained village feel.

    6/10
  • Coastal Living

    The property is located inland in Stillorgan/Sandyford and does not offer coastal views or immediate seaside proximity.

    2/10
  • Urban Living

    Highly suited for urban living with immediate access to retail, fitness facilities, dining, and robust public transport links including the Luas.

    9/10

Social

6 areas
  • Community Involvement

    Community engagement tends to revolve around modern apartment living and local commercial hubs rather than traditional tight-knit village networks.

    5/10
  • Café Culture

    Outstanding access to café culture with spots like Starbucks, The Coffee Shot, and Elephant & Castle located immediately on the doorstep within Beacon South Quarter.

    10/10
  • Nightlife

    While there are local restaurants and amenities, vibrant nightlife is somewhat subdued compared to the inner city, though the Luas offers quick access into central Dublin.

    6/10
  • Health/Wellness groups

    Surrounded by numerous fitness facilities, wellness centres, and pilates & stretching options within the immediate development and surrounding area.

    9/10
  • Networking Opportunities

    Proximity to major employment hubs like Sandyford Business District and Central Park offers strong professional networking potential.

    8/10
  • Tech-Hub Connectivity

    Located directly adjacent to Sandyford Business District and Central Park, placing it at the heart of one of Dublin's primary tech and corporate employment centres.

    10/10

Listing information

Agent
Bell Property Consultants
Phone
01 496 8265
Published on HouseDelve
10 October 2026
Correction
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Property reference: HD-ECB1DAHouseDelve · Republic of Ireland

Report 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.