Photograph 1 of 15 of Apartment 87, Block 3, The Watermill, Raheny, Dublin 5
1 / 15

Apartment 87, Block 3, The Watermill, Raheny, Dublin 5D05FR68

€495,000

3 Bed~2 Bath~84 m²~BER B2

What you'll like:

  • Top floor penthouse layout: Enjoy quiet living without overhead neighbors in this spacious three-bedroom top-floor apartment that offers enhanced privacy and elevated views across the surrounding area.
  • Massive wrap around balconies: Benefit from approximately 40 square meters of outdoor space featuring prized south and west aspects, perfect for all-day natural light and outdoor entertaining.
  • Energy efficient B2 rating: Lower your monthly utility bills and potentially qualify for green mortgage rates thanks to the impressive B2 energy performance certificate rating.
  • Turn key immaculate condition: Move straight in without undertaking immediate renovations because the property is presented in fantastic condition with stylish, tasteful interior decoration throughout.
  • Generous floor area size: Experience comfortable daily living across an expansive 84 square meters of well-proportioned accommodation designed to maximize functional space and storage.
  • Desirable suburban Dublin location: Positioned in a vibrant North Dublin suburb that places you within close reach of local village amenities, green spaces, and coastal walks.
  • Direct park views advantage: Take pleasure in picturesque, tranquil views overlooking the magnificent mature trees and green expanses of nearby St Anne's Park.
  • Convenient DART station access: Commute effortlessly to the city center and beyond using the nearby DART station situated within comfortable reach of the development.
  • Secure underground parking space: Keep your vehicle safe from weather and security concerns with the included designated parking space located within the secure underground garage.
  • Upgraded gas heating boiler: Enjoy reliable warmth and hot water courtesy of a newly upgraded Daikin gas boiler installed to ensure optimal heating efficiency.
  • Master bedroom ensuite convenience: Save time during busy morning routines with a private, dedicated ensuite bathroom attached directly to the primary double bedroom.
  • Well equipped modern kitchen: Prepare meals easily using the fitted cabinetry, granite worktops, and integrated appliances including a dishwasher, fridge freezer, and induction hob.
  • Dedicated utility storage press: Keep your living spaces clutter-free by utilizing the convenient internal storage and utility presses designated for household equipment.
  • Dual aspect natural light: Brighten your living areas naturally throughout the day due to strategic window placements capturing multiple sun orientations across the floor plan.
  • Fitted bedroom storage wardrobes: Utilize the built-in wardrobes provided in the double bedrooms, offering ready-made storage solutions that save money on freestanding furniture.
  • Modern development build era: Benefit from post-2000 construction standards typically featuring contemporary layout designs, sound insulation, and communal maintenance planning.
  • Heated bathroom towel racks: Enjoy warm towels after every shower using the wall-mounted heated towel racks installed in both the main family bathroom and ensuite.
  • Strong local rental demand: Capitalize on a proven rental market appeal if purchasing as an investment property targeting working professionals or downsizers.
  • Vibrant community atmosphere: Join a thriving local neighborhood offering excellent cafes, sports clubs, community events, and easy access to coastal leisure amenities.
  • Multiple bus transport routes: Enjoy flexible public transport options with several frequent bus routes operating near the development for alternative city commutes.

But keep in mind:

  • Annual management company fees: Factor the yearly service charge of €2,400 payable to Lansdowne Partnership into your ongoing budget, as these fees typically increase over time.
  • Apartment block service charges: Review the financial health and sinking fund reserves of the management company to protect against potential future special levies for major repairs.
  • Elevator dependence for access: Consider that living on the top floor means daily reliance on lifts for groceries and heavy items, which can be frustrating during maintenance outages.
  • Single bedroom limited space: Note that the third bedroom is a single room measuring under two meters wide, which may restrict its usability as a comfortable home office.
  • Gas heating operating costs: Monitor ongoing natural gas prices, as gas-fired central heating subjects your household budget to fluctuating fossil fuel commodity markets.
  • Management rule restrictions: Comply with apartment complex regulations that may restrict pet ownership, exterior alterations, short-term subletting, and common area usage.
  • Communal parking space limitations: Verify visitor parking availability and rules within the underground garage, as guest parking spaces in such developments are often strictly limited.
  • Balcony maintenance responsibility: Inspect the exact leasehold terms regarding who bears the financial responsibility for cleaning, waterproofing, and maintaining the extensive wrap-around balcony structures.
  • Sound transmission in apartments: Investigate the acoustic insulation between floors and adjoining units, as top-floor apartments can still experience ambient noise from hallways or roof structures.
  • Window cleaning logistics: Check how exterior window cleaning for top-floor penthouse glass and large balcony doors is managed and whether costs are covered centrally.
  • Lack of private garden space: Accept that outdoor enjoyment is strictly limited to balconies rather than a traditional private back garden, which may not suit pet owners.
  • Bicycle storage security doubts: Verify if secure, dedicated indoor bicycle parking is available within the underground complex to prevent theft and weather damage.
  • Future development surrounding risks: Investigate local area zoning plans to ensure future nearby construction projects will not obstruct your sunlight or park views.
  • Refuse disposal facilities access: Check the distance and operational rules for the communal bin stores to ensure convenient waste and recycling management from your block.
  • Insurance cost considerations: Anticipate potentially higher building insurance excesses or contents policy premiums associated with top-floor apartment security and flat roof profiles.
  • Ventilation and condensation checks: Inspect bathroom and kitchen ventilation systems during your survey to ensure moisture extraction prevents condensation issues in modern sealed buildings.
  • Electric shower replacement costs: Note that both bathrooms utilize wall-mounted electric showers, which can experience heating element failures and require periodic unit replacements.
  • Carpet flooring wear signs: Plan for potential future flooring replacement costs, as extensive carpeted areas in hallways and bedrooms will show wear over time.
  • Potential lift breakdown inconvenience: Be prepared for temporary inconveniences during routine lift servicing or unexpected mechanical breakdowns affecting your top-floor access.
  • Complex security gate reliability: Verify the operational reliability and maintenance history of the electronic security gates controlling access to the underground car park.

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 slightly overvalued compared with the available evidence.
  • The asking price appears somewhat elevated relative to typical regional apartment benchmarks due to its penthouse classification and extensive outdoor terrace space, positioning it toward the upper tier of apartment listings in the local suburban market.
  • Upward valuation signals stem from the impressive forty square meters of south and west facing wrap around balconies, energy efficient B2 rating, and pristine turn key condition that reduces immediate post purchase capital outlays.
  • Such a premium price point could be undermined by ongoing management fees of twenty four hundred euros per annum and competition from nearby freehold houses achieving comparable figures on the broader open market.
  • Relevant contextual factors include strong buyer demand for modern multi bedroom units close to coastal amenities and transport links, which helps justify higher per square meter expectations for top floor executive configurations.

Build Analysis

What we know from similar construction types

  • The property is a top-floor penthouse apartment built around 2006, offering approximately 84 square meters of living space.
  • It features a substantial wrap-around balcony of approximately 40 square meters with south and west-facing aspects.
  • A buyer should investigate the management company structure, annual service charges of €2,400, sinking fund levels, and any planned building or roof maintenance given its penthouse position.
  • Verify the condition of the exterior balconies, drainage, and window seals, as well as the maintenance history of the shared common areas and lift facilities.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: Approximately 800 euro to 1,100 euro per year.
  • Explanation: The property has a B2 energy rating and features gas-fired central heating with a newly upgraded boiler, which helps maintain energy efficiency for an 84 square meter apartment.

Pollution Safe

9/10

Environmental situation to investigate

  • The development is located in a predominantly residential suburb with no major heavy industrial facilities or active landfill sites in immediate proximity.
  • Any historical industrial uses in the broader district are distant, though buyers may wish to verify local environmental records for complete peace of mind.

Flood Safe

8/10

Water overflow reports to follow up

  • The property is situated on the top floor of a modern purpose-built apartment block, significantly reducing direct risks from surface water accumulation.
  • While the wider coastal area of Raheny features low-lying zones near Dublin Bay, prospective buyers should consult local flood maps and insurance risk assessments to verify regional exposure.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

No verified results were found for this group in the previous five years.

Recent sales in the wider The Watermill area

  • 23 CASTLETIMON AVE, COOLOCK, DUBLIN 5

    Sale date
    Declared sale price
    €410,000.00
  • 28 BELMONT PARK, RAHENY, DUBLIN 5

    Sale date
    Declared sale price
    €572,000.00
  • 51 MILLBROOK RD, RAHENY DUBLIN 5, DUBLIN

    Sale date
    Declared sale price
    €460,000.00
  • 82 CLANMAURICE RD, DONNYCARNEY NORTH, DUBLIN 5

    Sale date
    Declared sale price
    €465,000.00
  • 39 GRACEFIELD RD, ARTANE, DUBLIN 5

    Sale date
    Declared sale price
    €565,000.00

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

  • Stamp duty: Approximately 1 percent of the purchase price up to 1 million euro, translating to about 4,950 euro for a property priced at 495,000 euro.
  • Solicitor legal fees: Generally range from 1,500 euro to 3,000 euro plus value-added tax and outlay expenses.
  • Land registration fees: Around 600 euro to 800 euro for property registration and mapping filings.
  • Property valuation fees: Typically between 150 euro and 250 euro depending on the valuer.
  • Surveyor fees: Roughly 400 euro to 800 euro for a standard structural or snagging inspection.
  • Annual home insurance: Generally ranges from 350 euro to 650 euro per year depending on the policy level and provider.

Forum Talk

What people are saying about this area

  • Residents in Raheny frequently discuss the excellent local amenities, highlighting the close proximity to St. Anne's Park and Dollymount Strand.
  • Community forums often note the strong transport connectivity, particularly the convenience of the Raheny DART station for commuting to the city centre.
  • Discussions regarding local developments generally praise the quiet and vibrant nature of residential pockets tucked off Watermill Road.
  • Local groups often share positive feedback on neighborhood walkability, village shops, and community services in Dublin 5.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The apartment features three bedrooms and spacious living areas, but it is a top-floor penthouse apartment with extensive balconies, so families with very young children would need to carefully supervise balcony access.

    6/10
  • Teenagers

    Three well-sized bedrooms offer good space for teenagers, and the close proximity to DART and local amenities provides excellent independence.

    8/10
  • Multi-generational Living

    An 84 square meter apartment layout with two bathrooms is generally too compact for comfortable multi-generational living.

    4/10
  • Single Buyers

    A fantastic, turn-key three-bedroom penthouse with excellent transport links and lifestyle amenities nearby, making it ideal for a single buyer looking for high quality space.

    9/10
  • Couples

    Offers generous living quarters, a large wrap-around south and west-facing balcony, and two double bedrooms, perfect for couples desiring modern suburban living.

    9/10
  • Empty Nesters

    An ideal option for downsizers seeking a low-maintenance, secure penthouse apartment with lift access and plenty of outdoor terrace space without a traditional garden upkeep.

    9/10
  • Retirees

    Features secure underground parking, lift access, and a modern turn-key finish, though buyers should verify the ongoing management company provisions for long-term accessibility.

    8/10

Work

3 areas
  • Remote Working

    Three bedrooms allow for a dedicated home office setup, and the B2 energy rating ensures a comfortable climate for year-round remote working.

    9/10
  • Hybrid Commuting

    Conveniently located within close reach of Raheny DART station and multiple transport links, facilitating an efficient commute into Dublin city centre.

    9/10
  • Retired

    Low-maintenance penthouse living with secure underground parking and lift access makes it well-suited for retirees seeking ease of living.

    8/10

Practical

8 areas
  • Ageing in Place

    While single-level penthouse living removes interior stairs, buyers should verify lift reliability and long-term accessibility from the underground car park.

    7/10
  • Low Maintenance

    Modern apartment construction (c. 2006) with a B2 BER rating and no private lawn to mow ensures minimal upkeep.

    9/10
  • Secure Gated Entry

    Includes secure underground car parking and security intercom systems for peace of mind.

    8/10
  • Minimalist Design

    Clean modern lines, solid wooden flooring, and well-proportioned rooms lend themselves naturally to a minimalist aesthetic.

    8/10
  • Flexible Floor Plans

    Standard apartment layout with fixed partition walls, though the third bedroom offers flexibility as a home office or dressing room.

    6/10
  • Heritage Home

    Built around 2006, this is a contemporary modern development rather than a period or heritage property.

    1/10
  • Ecological Setup

    Benefits from an efficient B2 BER rating and a newly upgraded Daikin gas boiler, reflecting good energy performance.

    8/10
  • Outdoor areas

    An exceptional standout feature is the massive 40 sq.m / 430 sq.ft south and west-facing wrap-around balcony offering abundant private outdoor space.

    10/10

Interests

9 areas
  • Gardening

    There is no traditional private garden, but the property boasts an extensive 40 sq.m south and west-facing wrap-around balcony suitable for container planting.

    4/10
  • Walking

    Directly overlooking St. Anne's Park and close to the Dublin coast, offering exceptional walking and recreational routes.

    10/10
  • Gym

    Standard residential location with typical suburban access to local fitness facilities, though none are explicitly integrated on-site.

    6/10
  • Cycling

    Great connectivity to coastal cycle paths and local park routes around St. Anne's Park and Bull Island.

    8/10
  • Golf

    Several well-regarded golf clubs, such as Royal Dublin and St. Anne's, are located within a short drive or cycle.

    7/10
  • Fishing

    Proximity to the coast offers sea fishing opportunities nearby, though not directly at your doorstep.

    5/10
  • Horse Riding

    Limited immediate equestrian facilities locally, though some stables operate within the broader North Dublin area.

    4/10
  • Water Sports

    Close proximity to the coast and Dollymount Strand makes this a convenient location for enthusiasts of water and wind-based sports.

    8/10
  • Entertaining

    Features an expansive open-plan living and dining area complemented by a massive 40 sq.m south/west-facing wrap-around balcony ideal for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a modern development overlooking St. Anne's Park in a quiet suburban setting, though being an apartment complex implies some shared building noise.

    7/10
  • Rural Living

    This is a suburban penthouse apartment close to Raheny village and transport links, offering an urban-suburban rather than rural environment.

    2/10
  • Village Living

    Located within close reach of Raheny Village, providing easy access to local shops, cafes, and community services on foot.

    9/10
  • Coastal Living

    Raheny is a well-known coastal suburb on the North Dublin coast, offering proximity to the seafront and coastal walks.

    8/10
  • Urban Living

    Provides convenient access to Dublin city centre via nearby DART and bus links while maintaining a distinct suburban village feel.

    7/10

Social

6 areas
  • Community Involvement

    Raheny has an active local community with sports clubs, tidy towns initiatives, and village events.

    7/10
  • Café Culture

    Raheny Village offers a selection of local cafes and neighbourhood spots within comfortable walking distance.

    8/10
  • Nightlife

    Local nightlife is relatively quiet and village-oriented; residents seeking vibrant nightlife will generally look toward the city centre.

    5/10
  • Health/Wellness groups

    Proximity to St. Anne's Park naturally supports outdoor wellness, running, pilates & stretching groups, and local sports clubs.

    7/10
  • Networking Opportunities

    Primarily a residential suburban area, requiring travel to commercial hubs for professional networking events.

    6/10
  • Tech-Hub Connectivity

    Excellent DART and bus connectivity makes accessing Dublin's major tech and business districts straightforward.

    7/10

Listing information

Agent
Hunters Estate Agent
Phone
01 668 0008
Published on HouseDelve
9 September 2026
Correction
Report an issue
Property reference: HD-F53D57HouseDelve · Republic of Ireland

Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.