Photograph 1 of 16 of Apartment 62, The Sycamore, Stepaside, Dublin 18
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Apartment 62, The Sycamore, Stepaside, Dublin 18D18N8XE

€395,000

2 Bed~2 Bath~78 m²~BER B

What you'll like:

  • Energy efficient rating: The property boasts a favorable B-rated BER, which typically translates to lower heating bills and enhanced insulation for year-round indoor thermal comfort.
  • Generous floor space: Extending to approximately 78 square meters, the apartment provides well-proportioned rooms that offer comfortable modern living without feeling cramped.
  • Two double bedrooms: Featuring two bedrooms with built-in wardrobes, the layout easily accommodates couples, guests, or a home office setup for remote working professionals.
  • Private master ensuite: The master bedroom includes a stylish private ensuite bathroom, adding a touch of daily luxury and convenience for the occupants.
  • Contemporary family bathroom: In addition to the ensuite, a separate contemporary family bathroom serves guests and the second bedroom efficiently.
  • Open plan living: The spacious kitchen seamlessly flows into the dining and living area, creating an inviting space ideal for modern entertaining and relaxation.
  • Scenic mountain views: A standout private balcony offers beautiful views of the Dublin Mountains, providing a tranquil outdoor backdrop for morning coffee.
  • Desirable South Dublin location: Positioned in the sought-after Parkview development in Stepaside, the apartment benefits from a reputable and peaceful neighborhood setting.
  • Local village amenities: Charming cafés, restaurants, local shops, and everyday conveniences are situated close by, supporting a walkable and vibrant community lifestyle.
  • Outdoor recreation access: Proximity to Fernhill Park and Gardens and the Dublin Mountains delivers wonderful opportunities for weekend walking and outdoor pursuits.
  • Green Luas connectivity: The nearby Green Luas line offers reliable public transport access directly into the city center for commuting professionals.
  • Motorway proximity: Convenient access to the M50 motorway facilitates straightforward travel links across the wider Dublin region and surrounding business districts.
  • Secure underground parking: The inclusion of secure parking provides safe vehicle storage and added peace of mind in a busy suburban location.
  • Gas central heating: The property is fitted with gas heating, which many buyers prefer for its responsiveness and efficient temperature control capabilities.
  • Light-filled interior: Large windows and thoughtful positioning ensure the interior spaces receive plenty of natural daylight throughout the day.
  • First-time buyer appeal: The size, condition, and location make this an excellent turnkey opportunity for individuals looking to step onto the property ladder.
  • Professional commuter base: Commuters seeking a convenient South Dublin base will appreciate the balanced mix of suburban tranquility and transit accessibility.
  • Investor market potential: Strong local rental demand from professionals and couples presents a viable opportunity for buy-to-let investors seeking yield.
  • Established management company: The development is managed by Benchmark Property Management, ensuring structured oversight of common areas and structural upkeep.
  • Stable asking price: The recorded asking price history shows a steady position at €395,000 without erratic fluctuations, indicating a straightforward pricing strategy.

But keep in mind:

  • Substantial service charges: Annual management fees of €2,795 payable to Benchmark Property Management represent a significant ongoing overhead that impacts monthly budgeting.
  • Elevated management costs: Buyers should investigate whether the yearly service charge covers a sinking fund contribution and check for any upcoming special levies.
  • Apartment living restrictions: Living in a multi-unit development involves adhering to complex management rules regarding pets, noise, and shared amenity usage.
  • Potential parking constraints: Buyers must verify the exact allocated space number and check if visitor parking is available or strictly regulated within the garage.
  • Untested appliances disclaimer: The selling agents explicitly note that fixtures, fittings, and services have not been tested, requiring buyers to commission independent surveys.
  • Lift maintenance dependency: Multi-story apartment living relies heavily on operational elevators; buyers should check the historical reliability and replacement fund status of the lifts.
  • Shared hallway maintenance: Condition and cleanliness of communal stairwells and corridors depend entirely on management company responsiveness and neighbor cooperation.
  • Balcony weather exposure: Mountain-facing balconies can experience brisk winds and moisture, requiring diligent maintenance of decking and exterior railings over time.
  • Fixed asking price stance: The lack of recorded price movement from €395,000 suggests the vendor may currently hold a firm stance on their valuation expectations.
  • Future development surround: Buyers should inspect local planning registers to verify whether surrounding undeveloped plots might alter views or increase local traffic density.
  • Acoustic insulation check: Prospective purchasers should inquire about party wall soundproofing to ensure privacy from adjacent apartments in the Sycamore building.
  • Waste management logistics: Buyers need to locate the development's refuse collection points and confirm how recycling and general waste disposal are organized.
  • B-rated verification: While stated as a B BER, buyers should inspect the advisory report to confirm which specific energy upgrades were implemented to achieve this score.
  • Window ventilation performance: Modern airtight B-rated apartments require effective ventilation systems to prevent condensation; buyers should check extract fans and trickle vents.
  • Bicycle storage availability: Cyclists should verify if secure indoor bike racks are provided within the underground parking facility for residents.
  • Fire safety compliance: Due diligence should include confirming that the building management holds up-to-date fire safety certs and meets all current multi-unit regulations.
  • Peak traffic congestion: Proximity to the M50 and Stepaside roads can lead to localized rush hour bottlenecks that impact daily driving commute times.
  • Limited private green space: Aside from the balcony and nearby parks, the property lacks a private garden, which may not suit owners with large pets.
  • Resale market liquidity: Two-bedroom suburban apartments face competition from other local developments, meaning buyers should consider long-term neighborhood supply trends.
  • Utility provider options: Buyers should check which broadband and television providers service the building to ensure high-speed internet availability for remote work.

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 somewhat undervalued relative to verified recent transactions in the same development, which indicate higher realized price points for comparable multi-bed configurations under similar modern market conditions.
  • Valuation signals such as the strong B-energy rating, generous seventy-eight square meter floor area, and secure underground parking support a higher market ceiling than the current €395,000 listing figure suggests.
  • Factors that could support this pricing level include potential aggressive marketing strategies aimed at generating competitive bidding, whereas high annual management fees might undermine buyer enthusiasm and explain the conservative entry point.
  • Additional relevant observations include the desirable South Dublin location near mountain amenities and transport links, which historically commands robust buyer demand and often drives final achieved prices well above initial asking figures.

Build Analysis

What we know from similar construction types

  • The property is a two-bedroom, two-bathroom apartment extending to approximately 78 sq. m. located in Stepaside, Dublin 18.
  • It features a B-rated BER, indicating a good standard of energy efficiency which typically correlates with modern insulation and heating controls.
  • Amenities include a private balcony with mountain views, gas heating, and secure underground parking.
  • A buyer should investigate the management company structure, the ongoing annual service charge (noted as €2,795 p/a), sinking fund balances, and any upcoming major maintenance levies for the development.
  • As with any apartment purchase, verification of fire safety compliance, sound insulation between units, and the operational status of all fixtures, fittings, and gas heating appliances should be carried out by a qualified surveyor.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €800 to €1,100
  • This apartment benefits from a B energy rating, indicating good thermal efficiency, which helps moderate gas heating expenses for a 78 square metre floor area.

Pollution Safe

9/10

Environmental situation to investigate

  • The location in Stepaside is well away from heavy industrial zones, major landfills, and active thermal waste incinerators.
  • Any historical or localized legacy industrial concerns are minimal, making the area appear generally free from significant pollution risks.

Flood Safe

9/10

Water overflow reports to follow up

  • The property is situated in an elevated South Dublin foothill setting, which naturally reduces the likelihood of widespread river or coastal flooding.
  • Standard localized surface water pooling during heavy rainfall should be independently verified through local drainage checks by prospective buyers.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 29 THE SYCAMORE, PARK VIEW, STEPASIDE DUBLIN 18

    Sale date
    Declared sale price
    €473,500.00
  • 58 THE SYCAMORE, PARK VIEW, STEPASIDE DUBLIN 18

    Sale date
    Declared sale price
    €405,000.00
  • 65 THE SYCAMORE, PARK VIEW, STEPASIDE DUBLIN 18

    Sale date
    Declared sale price
    €306,872.25
  • 37 THE SYCAMORE, STEPASIDE, DUBLIN 18

    Sale date
    Declared sale price
    €269,691.63
  • 32 THE SYCAMORE, STEPASIDE, DUBLIN 18

    Sale date
    Declared sale price
    €251,013.22

Recent sales in the wider Stepaside 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: €3,950 — 1% of €395,000.
    ?
    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: €1,500 to €3,000 excluding outlays and VAT
  • Land registration fees: €400 to €800 depending on property value and registration type
  • Property valuation fees: €150 to €300 for mortgage purposes
  • Surveyor fees: €300 to €600 for a standard structural survey
  • Annual home insurance: €350 to €600 depending on coverage and policy provider

Forum Talk

What people are saying about this area

  • Residents frequently highlight the convenience of Stepaside village, praising its local cafés, shops, and community atmosphere.
  • The proximity to Fernhill Park and Gardens is regularly cited as a major lifestyle benefit for outdoor enthusiasts and dog walkers.
  • Transport discussions often focus on the accessibility of the Green Luas line and the M50, though peak traffic congestion on local feeder roads is a common topic.
  • Buyers and local residents note the continuous residential development in the wider Dublin 18 area, leading to discussions about local infrastructure capacity.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The apartment has two bedrooms and 78 square metres of floor area, which is manageable for a small family, but apartment living with young children lacks a private garden.

    5/10
  • Teenagers

    Two bedrooms and limited shared space might feel cramped for teenagers, though the proximity to local amenities offers some independence.

    4/10
  • Multi-generational Living

    With 78 square metres and only two bedrooms, this apartment is far too small to comfortably accommodate multiple generations.

    2/10
  • Single Buyers

    An asking price of €395,000 for a two-bedroom, two-bathroom modern apartment with a B energy rating makes an excellent setup for a single professional buyer seeking a South Dublin base.

    9/10
  • Couples

    The open-plan kitchen, living and dining area combined with two bathrooms provides an ideal layout for couples starting out or working professionals.

    9/10
  • Empty Nesters

    Low-maintenance apartment living with secure underground parking and lift access appeals strongly to empty nesters looking to downsize in a convenient location.

    8/10
  • Retirees

    The apartment offers easy modern living and proximity to local cafés and village amenities, though buyers should verify lift access and service charge management details for long-term comfort.

    7/10

Work

3 areas
  • Remote Working

    A well-proportioned two-bedroom layout provides flexibility to set up a dedicated home office space in a B-rated energy-efficient environment.

    8/10
  • Hybrid Commuting

    Proximity to the Green Luas line and the M50 makes hybrid commuting into Dublin city centre and surrounding business districts very convenient.

    8/10
  • Retired

    Convenient access to local shops and healthcare amenities suits retirees, provided they are comfortable with apartment management structures.

    7/10

Practical

8 areas
  • Ageing in Place

    Apartment living removes exterior maintenance burdens, but buyers should investigate lift availability and long-term accessibility.

    6/10
  • Low Maintenance

    Modern 78 sq. m. apartment with a B BER rating and managed common areas ensures minimal ongoing maintenance for the owner.

    9/10
  • Secure Gated Entry

    The development benefits from secure underground parking, enhancing overall security and peace of mind.

    8/10
  • Minimalist Design

    Contemporary open-plan layout and modern finishes lend themselves well to a clean, minimalist aesthetic.

    8/10
  • Flexible Floor Plans

    Standard two-bedroom apartment layout offers typical room configurations with a seamless kitchen-living connection.

    6/10
  • Heritage Home

    This is a modern, contemporary apartment rather than a period or heritage property.

    1/10
  • Ecological Setup

    The B-rated BER ensures good energy efficiency, lower heating demand, and reduced carbon output compared to older housing stock.

    8/10
  • Outdoor areas

    While lacking a private garden, the property features a private balcony with beautiful mountain views and access to nearby Fernhill park.

    6/10

Interests

9 areas
  • Gardening

    The property features a private balcony rather than a private garden, limiting extensive gardening opportunities.

    3/10
  • Walking

    Excellent access to the picturesque Dublin Mountains and local Fernhill park and gardens makes this ideal for walking enthusiasts.

    9/10
  • Gym

    Standard residential location with typical access to local fitness options, though specific gym facilities should be verified nearby.

    6/10
  • Cycling

    The surrounding suburban roads and mountain routes offer cycling potential, though cycling infrastructure varies.

    6/10
  • Golf

    South Dublin is well-known for hosting several notable golf courses within a reasonable driving distance.

    7/10
  • Fishing

    The immediate Stepaside location is residential and suburban, offering little direct access to notable fishing spots.

    2/10
  • Horse Riding

    Proximity to the foothills of the Dublin Mountains provides occasional access to equestrian facilities in the broader area.

    5/10
  • Water Sports

    Inland location remote from major water sports venues, though coastal areas are reachable by transport links.

    2/10
  • Entertaining

    The spacious open-plan kitchen seamlessly flowing into the living and dining area creates a welcoming environment for hosting guests.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Positioned in Stepaside with mountain views from the balcony, the location offers a calmer suburban feel while remaining connected.

    7/10
  • Rural Living

    This is a suburban apartment development rather than a rural setting, though the nearby Dublin Mountains provide scenic natural access.

    3/10
  • Village Living

    Stepaside offers charming local shops, restaurants, and everyday conveniences within easy reach of the property.

    8/10
  • Coastal Living

    The property is located inland in South Dublin and does not offer coastal proximity.

    2/10
  • Urban Living

    While not in the city centre, the Green Luas line and transport links provide good connectivity to surrounding urban and commercial districts.

    6/10

Social

6 areas
  • Community Involvement

    Stepaside has an active local community feel centered around its village shops and neighbourhood events.

    6/10
  • Café Culture

    The area is renowned for its excellent range of local amenities, including charming cafés and restaurants close by.

    8/10
  • Nightlife

    Nightlife options are quieter and more localized compared to Dublin city centre, relying on local neighbourhood pubs and eateries.

    4/10
  • Health/Wellness groups

    Proximity to parks, walking trails, and local community spaces supports participation in local wellness and fitness groups.

    7/10
  • Networking Opportunities

    Good transport access to surrounding business and commercial districts facilitates professional networking.

    6/10
  • Tech-Hub Connectivity

    Convenient access to South Dublin commercial parks and transport corridors supports professionals working in technology sectors.

    7/10

Listing information

Agent
Herbert & Lansdowne Estate Agents
Phone
01 532 9000
Current status
active
Published on HouseDelve
14 October 2026
Correction
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Property reference: HD-418879HouseDelve · 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.