Apartment 38, Block D, Boden Heath, Ballyboden, Rathfarnham, Dublin 16D16EH04
€465,000
2 Bed~2 Bath~77 m²~BER B2
What you'll like:
- Turnkey interior condition: The apartment has been extensively upgraded and maintained to an exceptional standard throughout, allowing a buyer to move in without needing immediate renovation work.
- B2 energy rating: The impressive energy efficiency rating qualifies prospective buyers for discounted green mortgage rates, which can significantly lower monthly financing costs.
- Spacious 77 square meters: The generous, well-balanced floor plan provides comfortable room proportions that surpass typical two-bedroom apartment sizes in the local area.
- Separate utility room: Having a dedicated, plumbed utility room keeps laundry appliances out of the main kitchen and living spaces, enhancing everyday convenience.
- Dedicated walk-in storage: A separate walk-in storage room ensures clutter-free living and provides valuable organizational space rarely found in typical apartments.
- Luxury spa bathroom: The newly renovated main bathroom features premium fixtures including a walk-in rainfall shower, backlit LED mirror, floating vanity, and bespoke timber panelling.
- High-spec fitted kitchen: Modern cabinetry is paired with quality Neff and Bosch appliances, offering buyers a durable and highly functional culinary workspace from day one.
- Open plan living space: The bright living and dining area features an acoustic timber accent wall and full-height timber glazing that maximizes natural light penetration.
- South facing orientation: The bright south-facing orientation floods the main reception rooms with natural light and provides a warm, inviting internal atmosphere.
- Scenic mountain views: Elevated first-floor positioning offers pleasant views of the nearby mountains, enhancing the aesthetic appeal and daily living experience.
- Two private balconies: The property benefits from both a main south-facing balcony overlooking the green and a second private balcony connected to the primary bedroom.
- Upgraded high grade flooring: High-grade laminate wood flooring is fitted seamlessly throughout the hallway, living areas, and bedrooms, offering durability and cohesive styling.
- Primary bedroom ensuite: The spacious primary bedroom includes a private ensuite shower room, providing added convenience and privacy for the occupants.
- Dual double bedrooms: Both bedrooms are generous double rooms, making the property ideal for guests, family members, or establishing a dedicated home-office setup.
- Designated parking space: The inclusion of one designated parking space provides guaranteed off-street parking in a busy suburban development.
- Ample visitor parking: The development features plentiful visitor parking spaces throughout, making it convenient for hosting friends and family members.
- Convenient retail proximity: Local retail and convenience stores are located just a two-minute walk away, satisfying daily shopping needs without requiring a car.
- Proximity to major centres: The property is within easy reach of Knocklyon, Rathfarnham, Nutgrove, and the extensive retail amenities of Dundrum Town Centre.
- Abundant local parks: Residents are minutes away from popular recreational green spaces including Marlay Park, St. Enda’s Park, and mountain trails at Ticknock.
- Excellent public transport: Strong transport connections are provided via local 24-hour bus routes and surrounding services, facilitating straightforward commutes into the city centre.
- Rapid motorway access: The M50 motorway at Junction 12 can be reached within two minutes, offering fast vehicular connectivity across the wider Dublin region.
But keep in mind:
- First floor access limitations: Being positioned on the first floor means reliance on stairs or elevators, which could pose accessibility challenges during moves or service outages.
- Management company fees: Buyers must budget for annual management fees covering communal maintenance, landscaping, and insurance, which are mandatory in apartment developments.
- Development service charges: The ongoing cost of service charges should be verified against historical increases and sinking fund balances to protect against future special assessments.
- Assigned parking limit: The property includes only a single designated parking space, which may present logistical challenges for multi-car households or visitors.
- Single aspect constraints: While south-facing, buyers should verify whether airflow and cross-ventilation are restricted by the apartment layout and single-direction orientation.
- Stiff regional competition: The asking price reflects the competitive Rathfarnham market, meaning buyers should carefully compare recent local values before submitting offers.
- Asking price stability: The recorded asking price history shows no movement since tracking began, suggesting the seller may be firm on their initial valuation.
- Elevator maintenance reliance: If the block relies on shared elevators for upper-floor access, buyers should investigate the age and reliability record of these mechanical systems.
- Communal noise transfer: First-floor living within a mature development can occasionally experience ambient noise from shared stairwells, entry doors, or adjacent common grounds.
- Balcony privacy considerations: Buyers should inspect how close neighbouring balconies are positioned to evaluate potential overlooking and privacy concerns on the outdoor terraces.
- Management rules and covenants: Estate covenants may restrict certain activities, such as pet ownership, structural modifications, or rental caps, which buyers should review.
- Sinking fund adequacy: Prospective purchasers should instruct their legal representative to examine the owners management company accounts to ensure adequate reserves for major roof or facade repairs.
- External maintenance standards: Buyers should check the ongoing upkeep schedule of common building facades and communal hallways managed by the third-party company.
- Waste management arrangements: The efficiency and location of communal bin stores should be checked to ensure convenient disposal and avoid local pest or cleanliness issues.
- Peak traffic congestion: Proximity to the M50 and major arterial routes can result in heavy traffic congestion during morning and evening rush hours.
- Rental yield limitations: Investors should analyze local rent caps and achievable yields against the asking price to ensure financial viability if purchasing as a buy-to-let.
- Future local development: Buyers should check local planning registers to verify whether nearby vacant plots or infill sites could alter views or local traffic patterns.
- Energy rating verification: While listed with a B2 rating, buyers should confirm that all recent cosmetic upgrades comply with current building regulations and energy standards.
- Window glazing performance: Although fitted with timber glazing, buyers should inspect the seals and thermal performance to ensure ongoing insulation and soundproofing effectiveness.
- Broadband and utility speeds: Purchasers working from home should verify the availability of high-speed fibre broadband connections at this specific block address.
Price positioning
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- The asking price of €465,000 appears slightly conservative compared to recent verified transactions within the same development, notably unit 34 achieving €478,000 in mid-2026 and unit 39 reaching €475,000 in late 2025, suggesting potential under-valuation relative to achieved market norms.
- Upward valuation signals are strongly supported by the property's superior B2 energy rating, extensive turnkey renovations, two private balconies, and dedicated utility and storage spaces, which generally command a notable premium over standard units.
- Factors that could support this price point include sustained high demand for energy-efficient suburban apartments close to local amenities and mountain trails, while anything that undermines it would likely stem from broader macroeconomic shifts or financing costs.
- The stable asking-price history with zero recorded reductions indicates a confident initial pricing strategy by the vendor, aiming to stimulate competitive interest without resorting to aggressive over-pricing tactics common in volatile segments.
Build Analysis
What we know from similar construction types
- The property is an apartment located in a mature development featuring full-height timber glazing and modern internal fittings such as an acoustic timber accent wall.
- A buyer should verify the management company fees, sinking fund status, and upcoming maintenance for Block D.
- Given the presence of a separate utility room and walk-in storage, a buyer should inspect these areas for proper ventilation and moisture control.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 to 1,000 euro.
- Given the apartment has a B2 energy rating and a floor area of 77 square metres, the heating efficiency helps maintain lower annual energy consumption.
Pollution Safe
9/10Environmental situation to investigate
- The development is situated in a predominantly residential suburban location well away from heavy industrial zones, major manufacturing plants, or active large-scale incinerators.
- Any historical land uses or minor localized legacy industrial concerns in the wider Rathfarnham area appear minimal, though prospective buyers can verify local environmental records for complete peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in the foothills near the Dublin Mountains, providing significant natural elevation that generally keeps it well above major river flood zones.
- Official mapping indicates that the nearest identified flood hazard area is located at a moderate distance from the development.
- As a first-floor apartment, the primary living and sleeping accommodation benefits from being elevated above ground level.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
34 BODEN HEATH, BALLYBODEN, RATHFARNHAM DUBLIN 14
- Sale date
- Declared sale price
- €478,000.00
39 BODEN HEATH, BALLYBODEN, DUBLIN 16
- Sale date
- Declared sale price
- €475,000.00
63 BODEN HEATH, BODEN PARK, BALLYBODEN
- Sale date
- Declared sale price
- €390,000.00
37 BODEN HEATH, BALLYBODEN, DUBLIN 16
- Sale date
- Declared sale price
- €435,000.00
24 BODEN HEATH, BALLYBODEN WAY, BALLYBODEN DUBLIN 16
- Sale date
- Declared sale price
- €405,000.00
Recent sales in the wider Ballyboden area
62 CRANNAGH PARK, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €1,150,000.00
4 BALLINTYRE DOWNS, BALLINTEER, DUBLIN 16
- Sale date
- Declared sale price
- €675,000.00
21 MOORE HOUSE, LORETO ABBEY, RATHFARNHAM
- Sale date
- Declared sale price
- €405,000.00
32 MARLAY HOUSE, TAYLORS HILL, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €363,000.00
11 FONTHILL ABBEY, BALLYBODEN RD, RATHFARNHAM
- Sale date
- Declared sale price
- €805,000.00
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: €4,650 — 1% of €465,000.
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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 outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: approximately 300 to 600 euro.
- Annual home insurance: approximately 350 to 600 euro.
Forum Talk
What people are saying about this area
- Residents in the Ballyboden and Rathfarnham areas frequently highlight the convenience of local transport, particularly praising the 24-hour 15 bus route for commutes into the city centre.
- Community discussions often mention the close proximity to outdoor amenities, with regular positive commentary regarding visits to Marlay Park and the nearby Dublin Mountain trails.
- Local forums note that traffic around Junction 12 of the M50 and surrounding feeder roads can experience peak-hour congestion during weekday mornings and evenings.
- Neighbourhood groups generally describe the local pockets around Boden Heath as quiet, mature, and well-positioned for families and professionals seeking suburban access with city connectivity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The apartment has two bedrooms and good natural light, but apartments generally offer less outdoor play space compared to houses, though proximity to Marlay Park and St. Enda's Park compensates well.
- Teenagers7/10
Two double bedrooms provide suitable space, and the location near bus routes and local amenities offers teenagers good independence.
- Multi-generational Living3/10
A 77 square metre two-bedroom apartment provides limited space and privacy for multi-generational households.
- Single Buyers9/10
An exceptional two-bedroom turnkey property with a dedicated home office option and great transport links makes it ideal for single buyers.
- Couples9/10
Offers generous open-plan living, a luxury spa bathroom, and two private balconies, perfect for couples starting out or downsizing.
- Empty Nesters8/10
First-floor positioning in a mature development with low maintenance living appeals strongly to empty nesters, though stairs or lift reliance should be verified.
- Retirees7/10
Turnkey condition and low upkeep are great for retirees, though buyers should verify the lift access to the first floor.
Work
3 areas- Remote Working9/10
The second double bedroom is ideal for a dedicated home-office setup, complemented by high-speed potential and a quiet environment.
- Hybrid Commuting9/10
Excellent connectivity via the 24-hour 15 bus route and rapid M50 motorway access (Junction 12 within two minutes) makes hybrid commuting very convenient.
- Retired8/10
Turnkey condition, secure development, and nearby amenities suit a relaxed retirement lifestyle.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living is convenient, but buyers must verify elevator access to the first floor.
- Low Maintenance10/10
Presented in true turnkey condition with extensive recent upgrades, a B2 BER rating, and managed communal areas.
- Secure Gated Entry7/10
Located in a mature, highly regarded development with designated parking and good general security features.
- Minimalist Design8/10
Features clean lines, high-grade laminate wood flooring, recessed lighting, and a separate walk-in storage room.
- Flexible Floor Plans7/10
Well-balanced 77 sq. m layout featuring a separate utility room and a versatile second bedroom.
- Heritage Home1/10
This is a modern, upgraded apartment development rather than a period or heritage home.
- Ecological Setup8/10
Boasts a strong B2 BER rating, qualifying buyers for discounted Green Mortgage rates and ensuring better energy efficiency.
- Outdoor areas7/10
Benefits from two private balconies—one south-facing with mountain views—plus access to a landscaped central green.
Interests
9 areas- Gardening3/10
Limited to two private balconies and communal landscaped grounds, offering little opportunity for traditional gardening.
- Walking9/10
Minutes away from Marlay Park, St. Enda's Park, and mountain trails at Ticknock and Tibradden Woods.
- Gym7/10
Dundrum Town Centre and surrounding areas offer good fitness and gym facilities within a short drive.
- Cycling7/10
Good local road networks and park surroundings offer pleasant cycling routes, though storage for bikes should be verified.
- Golf7/10
Several well-regarded South Dublin golf clubs are located within a convenient driving radius.
- Fishing3/10
The suburban location does not feature immediate local fishing amenities.
- Horse Riding4/10
Proximity to the Dublin Mountains offers occasional equestrian facilities, but they are not directly adjacent.
- Water Sports2/10
Inland suburban setting means water sports require travel to coastal areas or reservoirs.
- Entertaining8/10
Features a bright open-plan living and dining space with an acoustic timber accent wall and south-facing private balcony.
Lifestyle
5 areas- Quiet Living7/10
Set within a mature and highly regarded development with scenic mountain views, offering a generally peaceful residential atmosphere.
- Rural Living4/10
While close to mountain trails, the property is situated in a suburban apartment development in Rathfarnham.
- Village Living8/10
Proximity to local retail convenience stores and nearby Rathfarnham and Knocklyon provides a strong community village feel.
- Coastal Living2/10
The location is suburban and inland, far from immediate coastal amenities.
- Urban Living7/10
Excellent 24-hour bus services and rapid M50 access connect residents efficiently to the wider urban center.
Social
6 areas- Community Involvement7/10
Mature development with established resident networks and local community groups nearby.
- Café Culture7/10
Local retail spots and nearby Rathfarnham and Dundrum offer a growing café culture.
- Nightlife5/10
Primarily a quiet residential suburb, requiring travel into nearby town centers for extensive nightlife.
- Health/Wellness groups8/10
Proximity to major parks and local wellness options supports fitness and community health groups well.
- Networking Opportunities6/10
Mainly residential, though excellent transport links make commuting to business hubs straightforward.
- Tech-Hub Connectivity7/10
Easy access to Dublin's major employment and tech centers via the M50 and public transport.
Listing information
- Agent
- Keller Williams
- Phone
- 01 490 0700
- Current status
- active
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-2B61B6HouseDelve · 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.