Photograph 1 of 33 of Apartment 78 Kerrymount, Castle Court, Kilgobbin Wood, Dublin 18
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Apartment 78 Kerrymount, Castle Court, Kilgobbin Wood, Dublin 18D18CH28

€385,000

2 Bed~2 Bath~65 m²~BER C

What you'll like:

  • Ground floor convenience: Enjoy easy step-free access to this ground floor home, which eliminates elevator reliance and simplifies moving heavy items inside.
  • Dual bathroom setup: The property includes two bathrooms with both a main suite and an ensuite, providing exceptional daily convenience for occupants and visiting guests.
  • Private outdoor space: A south facing balcony measuring approximately three by one and a half meters offers a pleasant private spot for fresh air and relaxation.
  • Dedicated parking space: The inclusion of one underground designated parking vehicle space ensures secure and reliable off-street parking within the development.
  • Quality kitchen appliances: The kitchen is equipped with a premium Smeg induction hob, offering modern and efficient cooking capabilities for everyday meal preparation.
  • Hardwood flooring: Hard wood floors fitted throughout the interior create a cohesive, durable, and stylish foundation that is easy to clean and maintain.
  • Generous bedroom proportions: Both bedrooms offer well-proportioned layouts capable of accommodating double beds and additional furniture without feeling cramped or restricted.
  • Ensuite primary bedroom: The main bedroom features a private ensuite bathroom equipped with a shower, washbasin, and WC for added privacy and comfort.
  • Valuable storage options: The entrance hallway includes a dedicated hot press and additional storage space, making it easy to keep household essentials organized and hidden.
  • Bright living areas: Large glazed doors and windows allow abundant natural light to fill the spacious living and dining room throughout the day.
  • Established residential setting: Situated within the popular and established Kilgobbin Wood development, residents benefit from a peaceful neighborhood atmosphere and well-maintained grounds.
  • Proximity to Stepaside Village: Local shops, cafes, restaurants, and everyday services in Stepaside Village are located within convenient reach for daily errands.
  • Green transport links: Easy access to the LUAS Green Line at Glencairn and The Gallops provides reliable and fast connections toward the city center.
  • Major roadway access: The nearby M50 motorway offers convenient connectivity for drivers commuting across the wider Dublin region and surrounding road networks.
  • Outdoor recreation nearby: Proximity to the Dublin Mountains and Fernhill Park and Gardens gives residents immediate access to scenic walking trails and landscaped grounds.
  • Strong rental appeal: The two-bedroom and two-bathroom layout combined with convenient transport links makes this an attractive option for prospective long-term tenants.
  • First-time buyer suitability: The manageable floor area of sixty-five square meters presents an ideal entry-level purchase for individuals entering the property market.
  • Stable asking price: The recorded asking price has remained unchanged at three hundred eighty-five thousand euros, suggesting a firm pricing strategy from the seller.
  • Attractive interior decor: Neutral finishes and decorative coving create a warm and welcoming ambiance that allows new owners to move in with minimal redecoration.
  • Efficient layout design: The separation of the kitchen from the main living area ensures cooking odors and noises do not disturb the relaxing lounge space.

But keep in mind:

  • Moderate BER rating: The property holds a C energy rating, which may lead to higher heating costs and could require future upgrades to improve efficiency.
  • Management company fees: Annual service charges of one thousand five hundred euros payable to Kuala Management represent an ongoing yearly cost to consider.
  • Ground floor security: Ground-floor apartments can sometimes experience increased security risks or privacy concerns regarding windows facing communal pathways and parking areas.
  • Limited balcony size: While functional, the three by one and a half meter balcony offers restricted space for extensive outdoor furniture or large gatherings.
  • Underground parking height: Buyers with oversized vehicles or tall vans should verify clearance heights for the designated underground parking space before committing.
  • Potential sound transfer: Living on the ground floor beneath other residential units may expose occupants to overhead footstep noise or building activity.
  • Compact second bedroom: The second bedroom is slightly smaller and may feel tight if utilized simultaneously as a permanent double bedroom and a home office.
  • Unchanged asking price: The lack of asking price reductions since tracking began could indicate an inflexible seller, limiting immediate negotiation leverage for prospective buyers.
  • Fixed kitchen layout: The separate galley-style kitchen footprint is relatively compact, which may limit opportunities for major layout reconfiguration or expanding cabinetry.
  • Absence of floor plan dimensions: Certain internal areas lack granular architectural drawings, requiring buyers to verify exact room dimensions independently during physical viewings.
  • Management fee inflation: Service charges of one thousand five hundred euros are subject to future increases dictated by the management company to cover estate maintenance.
  • Shared amenity wear: Common areas, hallways, and underground parking facilities depend on management company upkeep, where maintenance delays can affect overall living standards.
  • Window ventilation reliance: Standard double-glazed windows must be carefully managed to prevent indoor condensation and humidity buildup in rooms without mechanical extraction.
  • Ground floor natural light: Depending on surrounding landscaping and building orientation, lower-level windows may receive less direct sunlight during winter months.
  • Commuter traffic bottlenecks: Proximity to the M50 and local feeder roads can result in heavy peak-hour traffic congestion during morning and evening commutes.
  • Lack of private garden: Despite being on the ground floor, the apartment offers only a raised balcony rather than direct access to a private rear garden.
  • Storage limitation for bulk items: While hallway storage is present, the apartment lacks a large external shed or attic space for bulky recreational equipment.
  • Appliance lifespan uncertainty: Buyers should thoroughly inspect the condition and remaining lifespan of included integrated kitchen appliances during the pre-purchase survey.
  • Service charge arrears risk: Buyers must ensure through their legal representatives that the current owner has cleared all historic management fees prior to closing.
  • Future local development: Surrounding undeveloped lands in the wider Dublin 18 corridor could experience future construction activity, impacting local views and traffic patterns.

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 mildly undervalued compared with the available evidence.
  • The asking price appears modestly undervalued when benchmarked against recent transactions for similar properties situated on the exact same street or within the immediate surrounding residential development, suggesting an initial competitive pricing strategy.
  • Valuation signals are reinforced by the inclusion of desirable features such as a south-facing private balcony, dedicated underground parking, and an ensuite bathroom, which typically attract strong interest from prospective buyers in this suburban location.
  • Potential factors that could support this price include steady commuter demand driven by proximity to the Luas Green Line and local amenities, whereas elements such as a C energy rating might temper aggressive bidding competition.
  • Overall market relevance is supported by stable recorded asking price history with no reductions, indicating vendor confidence that aligns well with wider regional apartment values across south county Dublin.

Build Analysis

What we know from similar construction types

  • The property is a ground-floor apartment extending to approximately 65 square meters, featuring a two-bedroom and two-bathroom layout with a private south-facing balcony.
  • As an apartment within an established residential development, a buyer should investigate the management company structure, annual service charges (noted in the listing as approximately 1500 euros per annum), and any upcoming capital expenditures or sinking fund balances.
  • Potential buyers should verify the sound insulation between floors, the condition of the underground designated car parking space, and compliance with fire safety and building regulations for apartment complexes of this era.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €800 to €1,100.
  • Explanation: Given the 65 square metre floor area and a BER rating of C for this apartment, energy consumption for space heating is moderate, though actual costs will depend on individual usage habits and energy provider tariffs.

Pollution Safe

9/10

Environmental situation to investigate

  • The development is located in a predominantly residential suburban area of Dublin 18, well away from heavy industrial zones or major legacy pollution sites.
  • No apparent proximity to active landfills or waste incinerators has been identified, though standard environmental checks should be performed during conveyancing.

Flood Safe

9/10

Water overflow reports to follow up

  • The property is situated in an elevated suburban setting within South Dublin, generally indicating a low likelihood of river or coastal flooding.
  • Standard surface water drainage considerations can apply during heavy rainfall events, and buyers are advised to review local flood maps for specific site assessments.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 79 KERRYMOUNT, CASTLECOURT, KILGOBBIN WOOD DUBLIN 18

    Sale date
    Declared sale price
    €410,000.00

Recent sales in the wider Dublin 18 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: €3,850 — 1% of €385,000.
    ?
    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 plus VAT and outlays.
  • Land registration fees: €400 to €800 depending on property value and registry type.
  • Property valuation fees: €150 to €300.
  • Surveyor fees: €350 to €700 depending on the depth of the survey.
  • Annual home insurance: €300 to €600.

Forum Talk

What people are saying about this area

  • Residents in the Kilgobbin Wood and Stepaside areas frequently discuss the convenience of the local LUAS Green Line stops for daily commuting into Dublin city centre.
  • Local forums often highlight the proximity to outdoor amenities such as Fernhill Park and Gardens and the scenic trails of the nearby Dublin Mountains.
  • Discussions regarding the wider Sandyford and Stepaside districts often focus on the balance between suburban quiet and accessibility to local retail and dining options.
  • Management company fees and estate maintenance are common topics of conversation among homeowners within residential developments in Dublin 18.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The ground-floor two-bedroom layout provides single-level convenience, but the 65 sq. m. floor area is relatively compact for a growing family with young children.

    6/10
  • Teenagers

    Two bedrooms and two bathrooms offer reasonable personal space, though teenagers might find the 65 sq. m. apartment size somewhat restrictive as they grow.

    5/10
  • Multi-generational Living

    With a total floor area of 65 sq. m. and only two bedrooms, accommodating multiple generations is impractical due to limited space and lack of independent living areas.

    3/10
  • Single Buyers

    An ideal setup for single buyers offering a spacious two-bedroom ground-floor configuration, a private balcony, and convenient access to the LUAS and local amenities.

    9/10
  • Couples

    Well-suited for couples providing an ensuite master bedroom, a second bedroom adaptable as a home office, and a comfortable open-plan living and dining space.

    8/10
  • Empty Nesters

    The ground-floor location and low-maintenance apartment format make this an attractive down-sizing option for empty nesters wanting convenience.

    8/10
  • Retirees

    Ground-floor access and manageable proportions suit retirees well, though buyers should verify long-term accessibility features and management company maintenance provisions.

    8/10

Work

3 areas
  • Remote Working

    The second bedroom offers excellent flexibility to serve as a dedicated home office for remote working arrangements.

    8/10
  • Hybrid Commuting

    Well-positioned for hybrid commuters with convenient access to the LUAS Green Line at Glencairn and The Gallops, alongside nearby M50 access.

    9/10
  • Retired

    Ground-floor apartment living provides a low-maintenance lifestyle well-suited to retirees seeking convenience and local amenities.

    8/10

Practical

8 areas
  • Ageing in Place

    Ground-floor positioning removes the barrier of stairs, though buyers should verify accessibility standards for doors, bathrooms, and parking.

    8/10
  • Low Maintenance

    At approximately 65 sq. m. with managed grounds and apartment living, maintenance requirements are minimal compared to a traditional house.

    9/10
  • Secure Gated Entry

    Features underground designated parking and a popular residential development setting, though buyers should verify specific access control security measures.

    6/10
  • Minimalist Design

    Compact footprint, laminate flooring, and clean open-plan spaces lend themselves naturally to a minimalist interior design approach.

    8/10
  • Flexible Floor Plans

    Standard two-bedroom apartment layout offers limited structural flexibility, though the second bedroom provides versatile use options.

    6/10
  • Heritage Home

    This is a modern residential apartment development rather than a period or heritage property.

    1/10
  • Ecological Setup

    Features a BER C rating and modern gas heating, with potential scope for future energy efficiency upgrades by the buyer.

    6/10
  • Outdoor areas

    Benefits from a private south-facing balcony (3.0m x 1.5m) and stunning surrounding communal grounds, though it lacks a private garden.

    6/10

Interests

9 areas
  • Gardening

    Outdoor space is limited to a private south-facing balcony (3.0m x 1.5m), which is suitable for potted plants and container gardening rather than traditional planting.

    4/10
  • Walking

    Great location for walking enthusiasts with easy access to the Dublin Mountains and nearby Fernhill Park and Gardens.

    8/10
  • Gym

    Proximity to Sandyford and surrounding areas ensures good access to local fitness centres and gym facilities.

    7/10
  • Cycling

    The suburban location offers access to local roads and regional routes, though cyclists should investigate dedicated cycle infrastructure to major hubs.

    6/10
  • Golf

    South Dublin location provides convenient driving access to several established golf clubs and courses in the wider surrounding area.

    7/10
  • Fishing

    Inland suburban setting means local angling opportunities are limited and require travel to rivers or reservoirs outside the immediate area.

    3/10
  • Horse Riding

    Proximity to the Dublin Mountains offers potential access to equestrian facilities, though buyers should verify local stables and trail availability.

    4/10
  • Water Sports

    An inland residential location far from major coastal or inland water sports facilities.

    2/10
  • Entertaining

    The open-plan living and dining room connected to a private south-facing balcony provides a functional space for hosting guests.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Situated in an established residential development in Dublin 18 with peaceful surroundings, though urban apartment living inherently involves some shared building noise.

    7/10
  • Rural Living

    Located in an established suburban development close to Sandyford and transport links, offering very little rural character despite proximity to the Dublin Mountains.

    2/10
  • Village Living

    Convenient access to nearby Stepaside Village provides a pleasant community feel with local shops, cafés, and restaurants within easy reach.

    7/10
  • Coastal Living

    The property is located inland in South Dublin with no proximity to the coast or marine amenities.

    1/10
  • Urban Living

    Offers excellent urban convenience with close proximity to Sandyford, Dundrum, and the LUAS Green Line for direct connections to Dublin city centre.

    8/10

Social

6 areas
  • Community Involvement

    Established development setting and nearby Stepaside Village foster a strong local community feel and opportunities for local engagement.

    7/10
  • Café Culture

    Nearby Stepaside Village and the wider Sandyford and Dundrum areas offer a good selection of local cafés and social spots.

    7/10
  • Nightlife

    Suburban setting offers local pubs and dining, but extensive nightlife options require travel into central Dublin.

    5/10
  • Health/Wellness groups

    Good availability of local community centers, wellness clubs, and fitness amenities in the Sandyford and Stepaside districts.

    7/10
  • Networking Opportunities

    Proximity to the Sandyford business and tech hub provides strong professional networking potential for local residents.

    7/10
  • Tech-Hub Connectivity

    Exceptionally well-connected to the major employment and technology hub of Sandyford.

    9/10

Listing information

Agent
Smart Property
Phone
01 828 5024
Current status
active
Published on HouseDelve
25 October 2026
Correction
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Property reference: HD-0BE8A1HouseDelve · 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.