
Apartment 307 The Cubes 1 Stillorgan, Stillorgan, DublinD18F6C7
€410,000
2 Bed~2 Bath~BER C
What you'll like:
- Prime suburban location: Situated in a vibrant mixed-use hub with immediate access to cafes, supermarkets, and essential retail outlets, enhancing daily convenience for residents.
- Excellent public transport: Located within a short distance of the Luas tram system, offering fast and reliable connections directly into Dublin city centre.
- Major employment proximity: Positioned near key business campuses like Sandyford and Central Park, making it highly attractive for commuting professionals or potential tenants.
- Strong healthcare access: Situated directly adjacent to the Beacon Hospital, providing exceptional medical convenience and peace of mind for future occupants.
- Secure gated development: Benefits from dedicated twenty-four-hour security and concierge services, ensuring a well-managed and safe residential environment year-round.
- Assigned parking space: Includes a designated underground parking spot, which is a valuable asset in this bustling and densely developed commercial zone.
- Bright elevated aspect: Positioned on the third floor with a pleasant open view across the plaza, maximizing natural light intake into the main living areas.
- Walk-in condition finish: Described as completely repainted throughout with double-glazed windows, reducing immediate renovation requirements and capital outlay for the buyer.
- Dual bathroom configuration: Features two spacious double bedrooms with the principal room incorporating an en-suite, alongside a separate main bathroom for guests.
- Open plan layout: The kitchen, dining, and living zones flow seamlessly together, creating an attractive and practical space suited for modern entertaining.
- Abundant local amenities: Surrounded by major shopping destinations including Dundrum Town Centre and Carrickmines Retail Park for extensive retail choices.
- Leisure and fitness options: Close proximity to multiple premium gyms, fitness clubs, golf facilities, and Leopardstown Racecourse supports an active lifestyle.
- Robust rental demand: The combination of nearby hospitals, tech hubs, and transit links ensures strong underlying appeal for buy-to-let property investors.
- Educational institution access: Within easy reach of several established schools and universities such as UCD, making it practical for small families or students.
- Smooth motorway connections: Quick access to both the M50 and N11 corridors facilitates easy travel throughout the wider Dublin region and airport.
- Bus corridor proximity: The Stillorgan Quality Bus Corridor is close by, providing an alternative high-frequency public transport route into the city.
- Mature residential setting: Located within a well-established modern development that has proven enduring popularity and community infrastructure over time.
- Stable asking price: Recorded price history shows the property holding steady at four hundred ten thousand euros without erratic upward revisions.
- Attractive room proportions: The listing highlights well-proportioned double bedrooms and a generous entrance hall, avoiding cramped apartment layouts.
- Natural light abundance: Large windows oriented toward the plaza ensure the interior feels spacious, airy, and welcoming throughout daytime hours.
But keep in mind:
- Moderate BER rating: The building holds a C energy rating, which means a buyer should investigate potential heating efficiency upgrades and associated insulation costs.
- Management company fees: High-density developments with concierge and security services typically incur substantial annual service charges that must be verified.
- Asking price stability: The flat asking price trajectory indicates firm vendor expectations, potentially leaving limited room for aggressive initial negotiations.
- Urban noise levels: Being positioned directly above a busy plaza and commercial quarter may expose residents to higher ambient street and pedestrian noise.
- Unknown floor area: The listing does not provide exact square footage figures, requiring the buyer to independently verify the precise internal dimensions.
- Unspecified tenure type: The listing omits whether the property is held on a long leasehold or freehold title, necessitating careful legal due diligence.
- Sinking fund status: Buyers should inspect the apartment complex management accounts to ensure adequate reserves are held for future structural repairs.
- Elevator dependence: Third-floor living relies entirely on functioning lifts for accessibility, which can cause inconvenience during maintenance periods.
- Commercial zone traffic: The surrounding mixed-use district can experience heavy vehicular and pedestrian congestion during peak retail and commuting hours.
- Rental cap compliance: Future investors must verify if the property is subject to Rent Pressure Zone regulations restricting initial and annual rent increases.
- Balcony absence mention: The listing description does not explicitly detail private outdoor balcony space, which should be confirmed during viewing.
- Service charge arrears: Due diligence must include checking that the current owner has cleared all historic management fees prior to any sale closing.
- Future development impact: The surrounding Sandyford district continues to evolve, so buyers should check local planning files for potential nearby construction.
- Underground parking access: The buyer should test the security gates and verify the exact location and ease of access of the designated parking bay.
- Ventilation and condensation: Modern high-density apartments can sometimes experience moisture retention, making it wise to check for signs of mold during inspection.
- Fire safety compliance: Multi-story developments require rigorous building regulation adherence, so the buyer's solicitor should review recent fire safety reports.
- Waste management logistics: Buyers should inspect how refuse storage and recycling facilities are managed within the development to ensure cleanliness.
- Common area maintenance: Regular checks of stairwells and shared corridors during the physical viewing will reveal the standard of ongoing estate upkeep.
- Property tax assessment: Local property tax bandings should be independently verified based on the agreed purchase price and current valuation bands.
- Legal title complexities: Management companies in large multi-unit blocks often have complex covenants and house rules that the buyer must review.
Price positioning
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- The asking price appears modestly undervalued when evaluated against verified transaction records from the same residential development, where comparable two-bedroom units have historically achieved higher final sale figures during recent market trading periods.
- Valuation signals derived from nearby transactional comparables strongly support a higher baseline market value, especially given the building amenity profile, secure underground parking provision, and sustained buyer demand for well-maintained modern apartments in this urban node.
- Such a pricing strategy could be undermined if the C energy rating deters prospective buyers concerned with future retrofit expenses, whereas strong rental yields and proximity to major employment hubs should support robust competitive interest.
- Relevant market dynamics include the stable asking-history trajectory which indicates a straightforward initial pricing approach designed to stimulate immediate viewing engagement and potentially encourage competitive offers above the baseline listing figure.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom third-floor apartment located within a mature, high-density mixed-use development at Beacon South Quarter, featuring double-glazed windows and a designated underground car parking space.
- A buyer should investigate management company fees, sinking fund provisions, rules regarding short-term or long-term lettings, and any ongoing maintenance levies associated with apartment living and common areas such as the concierge service and 24-hour security.
- Fire safety, structural compartmentalisation, and external cladding materials in modern apartment complexes of this type should be verified by the buyer's surveyor or legal representative.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 800 to 1,200 euro.
- Explanation: Given the C BER rating for this apartment, heating efficiency is moderate. Actual costs will vary depending on individual energy usage, thermostat settings, and heating fuel types.
Pollution Safe
8/10Environmental situation to investigate
- The development is located in an established urban and commercial mixed-use area, appearing generally well-removed from heavy industrial pollution concerns or active large-scale landfills.
- Any historical industrial uses in the broader Sandyford district are largely transitioned to modern commercial and residential hubs, though minor urban air quality factors associated with busy arterial routes like the M50 and N11 are worth noting for sensitive individuals.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated third-floor apartment setting within a modern multi-story complex, significantly mitigating direct surface flood risks to the living space.
- Broad regional assessments indicate standard urban drainage considerations apply to low-lying basements or underground parking structures during exceptional weather events, which should be verified via local authority flood maps.
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
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
45 BEECHWOOD COURT, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €487,111.00
120 STILLORGAN HEATH, STILLORGAN, CO DUBLIN
- Sale date
- Declared sale price
- €1,150,000.00
2 PRIORY GARDENS, PRIORY GROVE, STILLORGAN
- Sale date
- Declared sale price
- €1,200,000.00
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.
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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 3,000 euro plus VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 300 to 600 euro for a standard apartment survey.
- Annual home insurance: approximately 300 to 600 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living within the Beacon South Quarter development, highlighting the immediate access to cafes, supermarkets, and fitness facilities.
- Commuters often share tips on utilizing the nearby Luas green line for quick access to Dublin city centre and Trinity College.
- Local forums frequently mention the strong rental demand in the area driven by professionals working in the nearby Sandyford Business District and Central Park.
- Discussions regarding the local infrastructure often point out the benefits of having the M50 and N11 easily accessible for travel beyond the city.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property is a two-bedroom third-floor apartment which lacks a private garden, potentially limiting play space for very young children, though the lift-serviced block and secure development offer manageable day-to-day access.
- Teenagers7/10
Proximity to the Luas and multiple nearby schools provides good independence for teenagers, though a two-bedroom apartment offers limited privacy as they grow older.
- Multi-generational Living4/10
With only two bedrooms and two bathrooms in an apartment layout, accommodating multiple generations under one roof would likely feel cramped.
- Single Buyers9/10
The two-bedroom layout, secure gated environment, concierge services, and proximity to major employment hubs and the Luas make this an ideal purchase for single professionals.
- Couples9/10
An open-plan living, dining, and kitchen area paired with two double bedrooms provides a comfortable and modern living arrangement well-suited for couples.
- Empty Nesters8/10
Low-maintenance apartment living with lift access, 24-hour security, concierge services, and immediate access to cafes and retail amenities makes this a convenient downsizing option.
- Retirees8/10
Secure development with a concierge, lift access, and nearby healthcare facilities like the Beacon Hospital support comfortable retirement living, provided apartment living suits their lifestyle.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows one bedroom to easily double as a dedicated home office, complemented by a bright open-plan living environment.
- Hybrid Commuting10/10
Unmatched commuting convenience with the Luas providing rapid connection to the city centre and immediate access to Sandyford Business District, Central Park, the M50, and N11.
- Retired8/10
Well-suited for retirees who have finished commuting and wish to enjoy secure, low-maintenance living close to medical and retail services.
Practical
8 areas- Ageing in Place8/10
Lift access, secure entry, and a flat apartment layout support ageing in place, though accessibility buyers should verify internal bathroom layouts.
- Low Maintenance9/10
Being a modern, repainted apartment with double-glazed windows and managed common areas means minimal exterior and garden upkeep.
- Secure Gated Entry10/10
Residents benefit from 24-hour security, concierge services, and designated underground car parking.
- Minimalist Design8/10
Features an open-plan layout and bright interiors that lend themselves naturally to clean, contemporary minimalist styling.
- Flexible Floor Plans6/10
Apartment layouts offer limited structural flexibility compared to detached houses, though the two double bedrooms provide standard versatility.
- Heritage Home1/10
This is a modern, purpose-built development lacking any historical or period architectural features.
- Ecological Setup5/10
The property holds a C BER rating, indicating standard energy efficiency that a buyer might look to upgrade over time.
- Outdoor areas4/10
While the development features pleasant open aspects across Beacon Plaza, the property lacks a private balcony or garden area.
Interests
9 areas- Gardening2/10
As a third-floor apartment with no private garden or allotment space, opportunities for gardening are practically nonexistent.
- Walking7/10
Great urban walking paths and proximity to various nearby parks, though traditional countryside walking trails require travel.
- Gym10/10
Exceptional access to fitness facilities with F45, FlyFit, and West Wood Health Fitness Centre located immediately on the doorstep or nearby.
- Cycling6/10
Good road connectivity and access to local areas, though navigating busy urban commercial zones requires caution.
- Golf7/10
Proximity to local golf facilities and driving ranges in the wider South Dublin area offers good options for golf enthusiasts.
- Fishing2/10
The inland urban location provides no immediate access to freshwater or sea fishing opportunities.
- Horse Riding3/10
Equestrian facilities are generally sparse in this immediate urban commercial district.
- Water Sports2/10
Inland location offers no immediate water sports infrastructure, though coastal areas are reachable by transport links.
- Entertaining8/10
The bright open-plan living, dining, and kitchen area provides an ideal, modern setting for hosting guests.
Lifestyle
5 areas- Quiet Living4/10
Located in a busy urban development with bustling plazas, cafes, and fitness centres immediately on the doorstep, meaning ambient noise levels will be higher than in suburban settings.
- Rural Living1/10
This is a strictly urban apartment setting surrounded by commercial and residential developments with virtually no rural characteristics.
- Village Living7/10
While set in a dense commercial and residential hub, the proximity to Dundrum, Foxrock, and Stillorgan villages offers a similar sense of local community amenities.
- Coastal Living2/10
The property is located inland in South Dublin with no immediate access to the coastline.
- Urban Living10/10
Situated in a prime urban square with cafes, restaurants, shops, gyms, and excellent Luas transport links right on the doorstep.
Social
6 areas- Community Involvement6/10
While the development has an active community feel with concierge and security services, community ties depend largely on resident engagement within the wider apartment complex.
- Café Culture10/10
An exceptional café culture is right on the doorstep with popular spots like Elephant Castle, The Coffee Shot, and Starbucks situated immediately below.
- Nightlife6/10
Good local dining options and bars within the immediate development and surrounding villages, though heavier nightlife requires travel into Dublin city centre via the Luas.
- Health/Wellness groups9/10
Surrounded by premium health clubs, gyms, and wellness spaces such as F45, FlyFit, and West Wood Health.
- Networking Opportunities9/10
Proximity to major corporate hubs like Sandyford Business District and Central Park offers strong professional networking potential.
- Tech-Hub Connectivity10/10
Directly adjacent to South Dublin's primary technology and corporate employment clusters.
Listing information
- Agent
- Bell Property Consultants
- Phone
- 01 496 8265
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-BF22D5HouseDelve · 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.