
Apartment 33, Lisalea, Frascati Park, Blackrock, DublinA94E302
€395,000
1 Bed~1 Bath~43 m²~BER D1
What you'll like:
- Prime Blackrock location: Situated in one of Dublin's most desirable coastal suburbs, offering exceptional long-term capital preservation and high lifestyle appeal for future occupants.
- Walking distance to village: Positioned right beside Blackrock Village, providing immediate pedestrian access to extensive retail options, vibrant dining, and daily conveniences.
- Direct shopping access: Features a private entrance directly into the Frascati Centre, making grocery shopping and retail errands exceptionally convenient during all weather conditions.
- Superb transit connectivity: Located within easy walking distance of the DART and multiple bus routes, ensuring rapid and reliable daily commuting into Dublin city center.
- Coastal transport convenience: Proximity to major arteries like the N11 and M50 alongside the DART gives residents unmatched flexibility for regional and cross-city travel.
- Communal roof garden: Residents enjoy private access to a shared roof garden, providing an elevated outdoor retreat with scenic neighborhood and coastal outlooks.
- Landscaped grounds: The development includes beautifully maintained communal gardens, offering pleasant green surroundings without the burdensome maintenance requirements of a private garden.
- Sea views from living room: The main living space benefits from delightful views of the sea, enhancing the natural light and overall ambiance of the interior.
- Turnkey interior condition: Presented in ready-to-move-in condition with fresh modern finishes, allowing a buyer to settle in immediately without undertaking disruptive renovation works.
- Modern kitchen design: Features contemporary shaker-style cabinets paired with dark wood worktops and gloss subway tiles, delivering a stylish and functional cooking environment.
- Stylish modern bathroom: The bathroom combines industrial and contemporary elements with patterned floor tiles, a walk-in shower, and a large rainfall shower head for luxury.
- Dedicated parking space: Includes access to one designated parking space, removing the daily stress of searching for on-street vehicle accommodation in this busy urban zone.
- Private storage unit: Comes with a dedicated private storage unit solely for the occupant, offering valuable extra space to store bulky items safely outside the apartment.
- Efficient compact footprint: At 43 square meters, the compact layout ensures lower utility consumption and minimal upkeep effort for busy single professionals or couples.
- Stable asking price: The recorded asking price has remained stable at €395,000 without erratic fluctuations, suggesting a confident and realistic initial pricing strategy by the vendor.
- Desirable rental market: The Blackrock location guarantees strong tenant demand and high rental yields, making this an attractive acquisition for buy-to-let property investors.
- Surrounding recreational amenities: Close proximity to Monkstown and Stillorgan provides access to diverse coastal walks, sports clubs, and swimming spots for active lifestyles.
- Educational proximity: Situated near some of Dublin's most prestigious schools and colleges, adding enduring structural demand and long-term resale liquidity to the asset.
- Established residential setting: Located within a well-regarded established neighborhood with minimal vacant land remaining, protecting the micro-location from unexpected disruptive developments.
- Straightforward single-bed layout: The one-bedroom configuration is ideal for first-time buyers aiming to enter the property ladder with manageable mortgage servicing obligations.
But keep in mind:
- Suboptimal BER rating: The D1 energy rating is poor by modern standards and indicates that the apartment will likely suffer from high heating costs and drafts.
- Energy upgrade requirement: A D1 rating means the buyer should budget for significant thermal insulation or window upgrades to achieve acceptable modern efficiency levels.
- Electric heating dependency: The property relies on electric heating, which can be considerably more expensive to run than gas systems or modern heat pumps in Ireland.
- Limited floor area: Measuring only 43 square meters, the apartment is relatively compact, which may feel restrictive for long-term living or remote working arrangements.
- High price per square meter: At €395,000 for 43 square meters, the capital outlay equates to a high rate per square meter that reflects location rather than physical space.
- Management company fees: Apartment living entails mandatory annual service charges for grounds upkeep and roof maintenance, which will permanently increase ongoing holding costs.
- Potential management levy risks: Buyers must inspect sinking fund reports to ensure there are no looming special levies for major building repairs like roof or lift works.
- Shared amenity wear and tear: High-traffic communal areas like the roof garden and internal hallways require careful management oversight to prevent degradation of building standards.
- Potential parking constraints: Having only a single designated space may pose a challenge if visiting guests attempt to park in this heavily restricted suburban parking zone.
- Untested fixtures disclaimer: The estate agent explicitly notes that appliances and services have not been tested, so buyers must fund independent inspections before closing.
- Lack of private outdoor space: The unit lacks a private balcony or terrace, forcing residents to rely entirely on shared communal gardens for outdoor fresh air.
- Potential noise from retail: Proximity to the Frascati Centre and village amenities may introduce commercial delivery noise, foot traffic, or evening disturbance to the vicinity.
- Stagnant price tracking history: The asking price has remained unchanged since initial tracking, which could indicate limited early market interest or an inflexible seller stance.
- Lack of immediate negotiation margin: If the asking price has not budged during the tracking period, the vendor may be resistant to early below-asking offers.
- Single bedroom limitation: The one-bedroom constraint means the property has zero capacity to accommodate a growing family, necessitating an eventual resale upon life changes.
- Storage unit security: Buyers should verify the exact physical security, weatherproofing, and insurance coverage associated with the separate external storage unit provided.
- Elevator dependence risk: If the building relies on elevators for upper-floor access, mechanical failures could cause temporary inconvenience for residents carrying groceries.
- Potential restrictive covenants: Multi-unit developments often enforce strict rules regarding pet ownership, noise levels, and alterations, which could limit personal lifestyle choices.
- Future retrofit disruption: Upgrading a D1 apartment within a multi-unit block can involve complex shared-property consents, making external wall or window insulation difficult.
- Liquidity sensitivity: One-bedroom apartments in prime locations can be sensitive to broader credit conditions and interest rate fluctuations, impacting future resale timelines.
Price positioning
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- The asking price of 395,000 euros appears notably below average market expectations for a one-bedroom apartment in this highly desirable Blackrock location, especially when compared against recent local multi-unit transactions on the same street.
- Valuation signals show a strong under-pricing stance, potentially designed to stimulate intense competitive bidding or mask the D1 energy rating that typically requires future capital expenditure for thermal upgrades.
- Strong support for a higher valuation stems from turnkey interior presentation, sea views, dedicated parking, and direct access to retail centers, while factors undermining higher pricing include the compact 43 square meter floor area.
- The recorded asking-price history shows a stable posture with zero adjustments since tracking began, suggesting a firm initial pricing strategy by the vendor to quickly attract qualified first-time buyers or downsizers in the area.
Build Analysis
What we know from similar construction types
- The property is an established apartment measuring approximately 43 square meters with one bedroom and one bathroom.
- Heating is provided by electric systems, which is common for older apartments of this scale but should be inspected for efficiency and running costs.
- Buyers should investigate the management company structure, annual service charges, and any planned capital expenditure or sinking fund contributions for the building.
- Verification of compliance with current fire safety and building regulations for apartment blocks is recommended.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D1, indicating that energy efficiency is below modern standards and significant thermal upgrades may be required to improve comfort.
- A deep retrofit for a 43-square-meter apartment typically involves upgrading electric heating systems, enhancing internal insulation where permissible, and upgrading windows or doors.
- Estimated costs for a comprehensive apartment deep retrofit generally range from €15,000 to €30,000 depending on the extent of works and management company approvals for exterior-facing changes.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,100.
- Explanation: Given the D1 BER rating and a floor area of 43 m² with electric heating, energy consumption is likely to be moderate to high during colder months, and the buyer should verify the efficiency of the existing heating system.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundFlood Safe
7/10Water overflow reports to follow up
- The property is located in a coastal suburb of Dublin with proximity to the sea, indicating a potential exposure to coastal flooding hazards.
- National coastal mapping places the nearest identified flood hazard area within a short distance of the property location, warranting careful consideration of local topography.
- The dwelling features views of the sea, which reflects its coastal setting and underscores the importance of local elevation relative to high tide levels.
The property is outside the mapped flood area. But the nearest mapped area is approximately 126 metres away. This map does not account for flood defences.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
20 LISALEA, FRASCATI PARK, BLACKROCK
- Sale date
- Declared sale price
- €502,290.00
APT 38 LISALEA, FRASCATI PARK, BLACKROCK
- Sale date
- Declared sale price
- €550,000.00
46 FRASCATI PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €1,584,000.00
APT 29 LISALEA, FRASCATI PARK, BLACKROCK
- Sale date
- Declared sale price
- €515,000.00
1 FRASCATI PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €1,055,000.00
Recent sales in the wider Blackrock area
DAWSON LODGE, CROSS AVE, BLACKROCK
- Sale date
- Declared sale price
- €2,300,000.00
18 SHANDON PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €960,000.00
2 MOUNTBROOK, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €475,000.00
APT 3 FRASCATI HALL, SWEETMANS AVE, BLACKROCK
- Sale date
- Declared sale price
- €550,000.00
1A ARDMEEN PARK, BLACKROCK, COUNTY DUBLIN
- Sale date
- Declared sale price
- €1,000,000.00
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: €3,950 — 1% of €395,000.
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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: €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or standard valuation report.
- Surveyor fees: €400 to €800 for a structural or snagging survey on a 43 m² apartment.
- Annual home insurance: €350 to €600 depending on the level of contents and buildings coverage.
Forum Talk
What people are saying about this area
- Local residents frequently highlight Blackrock as one of South Dublin's most desirable coastal suburbs, praising its vibrant village atmosphere and strong community amenities.
- Discussions on local forums often emphasize the exceptional convenience of living near the Frascati Shopping Centre and having direct DART access for commuting into Dublin city center.
- Community groups frequently note the appeal of outdoor amenities in the area, specifically highlighting local coastal walks, parks, and maintained green spaces.
- Property discussions in the Blackrock and wider South Dublin areas often focus on high demand for well-located one-bedroom apartments among both first-time buyers and downsizers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
With a floor area of only 43 square meters and a single bedroom, this apartment is entirely unsuitable for raising young children who require significantly more space and dedicated play areas.
- Teenagers1/10
A one-bedroom property lacks the bedroom count and private living space required to accommodate teenagers comfortably.
- Multi-generational Living1/10
The compact 43 m² layout and single bathroom make multi-generational living impossible.
- Single Buyers9/10
This property is an ideal match for single buyers looking for a low-maintenance, turnkey home in a prime coastal Dublin suburb with excellent transport links.
- Couples7/10
While the one-bedroom configuration is cozy, it works well for couples seeking an entry-level home or a pied-à-terre in an exceptionally convenient location.
- Empty Nesters8/10
Empty nesters looking to downsize to a manageable, low-maintenance apartment close to village amenities and coastal walks will find this an appealing option.
- Retirees8/10
The apartment offers convenient single-level living within walking distance of essential services, though buyers should verify lift access and general building accessibility for long-term comfort.
Work
3 areas- Remote Working7/10
The compact open-plan layout allows for remote working, though finding a dedicated home office space within 43 m² requires careful consideration.
- Hybrid Commuting10/10
Superb transport links including the DART, multiple Dublin Bus routes, and easy access to the N11 and M50 make hybrid commuting exceptionally convenient.
- Retired9/10
The manageable property size, proximity to amenities, and low-maintenance nature make it an attractive prospect for retirees.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living is generally friendly for later life, but buyers should verify elevator access and internal doorway widths to ensure long-term suitability.
- Low Maintenance9/10
At 43 m² in turnkey condition, upkeep is minimal, though apartment living involves managing management company fees and rules.
- Secure Gated Entry7/10
The listing notes a private entrance to the Frascati centre and designated parking, but buyers should verify the specific security and access control features of the development.
- Minimalist Design9/10
The open-plan kitchen with modern shaker cabinets, dark wood worktops, and white gloss subway tiles lends itself well to minimalist living.
- Flexible Floor Plans4/10
With a compact 43 m² footprint and a one-bedroom layout, spatial flexibility is inherently restricted.
- Heritage Home2/10
The property features modern interior finishes and does not possess traditional heritage home characteristics.
- Ecological Setup4/10
The property carries a D1 BER rating, indicating that energy efficiency is relatively poor and likely requires upgrades to meet modern ecological standards.
- Outdoor areas7/10
While there is no private garden, occupants benefit from private access to a communal roof garden, beautifully landscaped communal gardens, and sea views.
Interests
9 areas- Gardening3/10
As an apartment with no private garden, direct gardening opportunities are limited, though residents do have access to beautifully landscaped communal gardens and a communal roof garden.
- Walking10/10
The location is fantastic for walking enthusiasts, offering easy access to local village amenities and scenic coastal walks.
- Gym7/10
While the property itself does not include fitness facilities, its prime suburban location typically provides good access to local fitness centers and gyms.
- Cycling7/10
The surrounding suburban area offers good road networks for cycling, though secure bike storage within the development should be verified by the buyer.
- Golf6/10
South Dublin features several notable golf clubs within a reasonable driving or transit distance.
- Fishing5/10
Proximity to the coast offers sea fishing opportunities nearby, though dedicated anglers may need to travel for specialized inland spots.
- Horse Riding3/10
An urban and suburban coastal setting is not naturally conducive to horse riding without traveling further inland.
- Water Sports8/10
The coastal location in Blackrock provides convenient access for enthusiasts of various marine and water-based activities.
- Entertaining5/10
The open-plan kitchen and living area are presented in turnkey condition, but the 43 m² footprint limits the scale of indoor gatherings, though communal gardens and roof spaces offer alternatives.
Lifestyle
5 areas- Quiet Living6/10
Located in a popular residential area near shopping centers and transport routes, the setting offers urban convenience which may bring typical suburban background noise rather than total rural quiet.
- Rural Living1/10
Situated in the heart of Blackrock, this is a decidedly urban and suburban environment far removed from rural living.
- Village Living10/10
The property is ideally positioned within walking distance of Blackrock Village, providing immediate access to cafés, restaurants, and local shops.
- Coastal Living9/10
Located in a vibrant coastal suburb with sea views from the living area and nearby coastal walks, this property strongly supports a coastal lifestyle.
- Urban Living8/10
Excellent proximity to Dublin city via the DART and multiple bus routes makes this a very strong option for those desiring urban connectivity.
Social
6 areas- Community Involvement7/10
Established suburban communities in Blackrock offer various local associations, clubs, and community groups to join.
- Café Culture10/10
Being within walking distance of Blackrock Village provides immediate access to an excellent selection of cafés, restaurants, and social spots.
- Nightlife6/10
While local pubs and dining options are available nearby, residents seeking extensive nightlife will likely look toward Dublin city center accessible via the DART.
- Health/Wellness groups8/10
The area offers strong access to local wellness classes, sports clubs, and healthcare facilities.
- Networking Opportunities7/10
Good connectivity to Dublin's business hubs and tech centers facilitates professional networking for residents.
- Tech-Hub Connectivity8/10
Excellent transport links ensure straightforward commutes to major tech and employment hubs across the Dublin region.
Listing information
- Agent
- Herbert & Lansdowne Estate Agents
- Phone
- 01 532 9000
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-70320FHouseDelve · 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.