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Apartment 90, Kerrymount, Castle Court, Dublin 18D18N803

SALE AGREED

Last asking price: €385,000

2 Bed~2 Bath~63 m²~BER C2

What you'll like:

  • Generous double bedrooms: Both bedrooms feature built-in wardrobes, offering ample storage space which is a significant advantage for comfortable everyday apartment living.
  • Upgraded bathroom facilities: The master en suite and main family bathroom have been tastefully renovated in recent years, reducing the immediate need for costly refurbishment work.
  • Dual private balconies: The property benefits from two separate outdoor spaces accessible from both the bedroom and living area, providing peaceful views of mature grounds.
  • Desirable corner position: Occupying a corner location allows for an attractive porthole-style window that enhances natural light and ventilation throughout the open-plan living space.
  • Excellent internal storage: Beyond the fitted wardrobes, the layout includes a dedicated hot press and a separate storage room to help keep living areas uncluttered.
  • Secure underground parking: The inclusion of designated subterranean car parking provides peace of mind and protection for vehicles against weather and security risks.
  • Convenient lift access: The building features elevator service, ensuring effortless mobility between the ground floor, parking level, and the first-floor apartment.
  • Mature landscaped gardens: Surrounded by beautifully maintained communal greenery, residents can enjoy a tranquil, picturesque environment right outside their doorstep.
  • Proximity to Luas: The nearby green line tram stop provides fast, reliable public transport connectivity directly into Dublin city centre and surrounding business hubs.
  • Retail amenity proximity: Leopardstown Shopping Centre is within easy walking distance, making routine grocery shopping and local errands exceptionally convenient for residents.
  • Short drive to retail: Dundrum Town Centre and Carrickmines Retail Park are easily accessible by car, offering extensive shopping, dining, and entertainment choices.
  • Major employment hubs: The location is well-positioned near Sandyford and Cherrywood Business Parks, potentially cutting down daily commute times for working professionals.
  • Healthcare access proximity: Being close to the Beacon Hospital and Beacon South Quarter provides reassurance regarding immediate medical services and specialized healthcare facilities.
  • Strong educational options: The surrounding neighbourhood features a wide selection of reputable primary and secondary schools, appealing well to future-proofing buyers.
  • Motorway accessibility: Quick access to both the M50 and N11 motorways facilitates smooth travel throughout Dublin and connects efficiently to national road networks.
  • Stable asking price: The tracked pricing history shows no reductions since initial listing, suggesting a firm vendor stance and potentially steady demand for this size.
  • Well-proportioned accommodation: The 63.27 square metre floor area is efficiently laid out to maximize usability, avoiding awkward hallways or wasted square footage.
  • Natural light optimization: The combination of a corner layout, multiple balconies, and extra windows ensures a bright interior atmosphere throughout daylight hours.
  • Peaceful residential setting: Situated away from major thoroughfares within a mature development, the property offers a quiet retreat from bustling urban environments.
  • Village proximity: Stepaside and Sandyford villages are a short drive away, providing charming local pubs, cafes, and community amenities for weekend leisure.

But keep in mind:

  • C2 BER rating: The energy performance indicator sits at 186.52 kWh/m2/yr, meaning a buyer should budget for future upgrades to improve efficiency and warmth.
  • Annual service charges: Management fees are set at €1,895 per annum, representing a recurring ownership cost that will steadily increase over time.
  • Compact floor area: Measuring 63.27 square metres, the apartment is relatively modest in size, which may feel restrictive for long-term growing households.
  • Untested fixtures and fittings: The selling agents explicitly note that appliances and services have not been tested, requiring buyers to verify their working order.
  • Potential management company levies: Buyers must investigate the sinking fund health to ensure there are no upcoming major building works or special levies planned.
  • Balcony maintenance responsibility: Ownership of two balconies means verifying the building management corporation's policy on long-term structural upkeep and waterproofing repairs.
  • Lift dependency risk: Relying on elevator access means any temporary maintenance outages could temporarily impact mobility for carrying groceries or heavy items.
  • Underground parking security: Buyers should inspect the security gates, lighting, and pedestrian access points of the basement car park to ensure optimal safety.
  • Traffic congestion bottlenecks: Proximity to the M50 and major business parks can result in peak-hour traffic build-up on surrounding local feeder roads.
  • Potential rental caps: Investors must check local rent pressure zone regulations to confirm allowable rental income caps if purchasing as a buy-to-let asset.
  • Noise from communal areas: Corner positions near landscaped grounds can occasionally experience foot traffic noise from neighbours utilizing pathways or green spaces.
  • Limited visitor parking: Underground and surface visitor parking allocations should be verified to understand how easily guests can park within the development.
  • First-floor security considerations: While elevated, first-floor apartments still require careful checking of window locks and balcony security measures for peace of mind.
  • Unaliased measurements: Floor plans and dimensions provided in marketing brochures are approximate, so buyers should measure rooms independently if planning specific furniture.
  • Potential leasehold restrictions: Prospective owners should review the development's house rules regarding pets, subletting, and common area usage before finalizing contracts.
  • Single bathroom dependence for guests: Despite having two bedrooms, only the master has an en suite, leaving guests to share the main family bathroom.
  • Heating system efficiency: Buyers should verify the age and fuel type of the primary heating system to gauge monthly utility expenses during colder winter months.
  • Lack of private garden: While surrounded by communal greenery, the property lacks a private ground-level garden, relying entirely on the two balconies.
  • Static market pricing: The lack of price movement since tracking began might indicate inflexibility from the seller, requiring strong negotiation tactics.
  • Future development surround: Buyers should check local planning registers to ensure no nearby vacant land is slated for high-density construction that blocks views.

Price positioning

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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 undervalued compared with the available evidence.
  • The asking price appears attractively positioned because verified transactions on the exact same street demonstrate similar apartments achieving higher figures recently, suggesting initial under-valuation relative to achieved norms in the development.
  • Valuation signals indicate strong internal support from upgraded bathrooms, dual private balconies, and dedicated underground parking, contrasting with a conservative asking figure designed to drive competitive interest among prospective buyers.
  • Market support for this pricing strategy could be undermined by a C2 energy rating, whereas local transport links and proximity to major employment hubs provide strong fundamental backing for robust final sale values.
  • Additional relevance stems from steady listing price maintenance without reductions, pointing toward a deliberate strategy to attract multiple bidders rather than reflecting a lack of underlying property demand.

Build Analysis

What we know from similar construction types

  • The property is a first-floor apartment built around 2004, featuring two bedrooms, two bathrooms, and two private balconies in a corner position.
  • The building includes lift access and secure underground parking, which should be inspected alongside management company records to verify ongoing maintenance of communal areas and lifts.
  • The master en suite and main family bathroom have been recently upgraded, though a buyer should verify that all plumbing works comply with relevant building standards.
  • Management company service charges are applicable at €1,895 per annum, and buyers should investigate the financial health of the owners' management company, sinking fund provisions, and upcoming maintenance liabilities.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: approximately 700 euro to 950 euro.
  • Explanation: Based on the C2 energy rating and a floor area of approximately 63 square meters, heating a modern apartment of this size is moderately efficient, though actual costs will vary depending on heating habits and fuel type.

Environmental checks

Area-level evidence and things to investigate

Air quality

Nearby sites

Waste facilities

None found

Industrial facilities

None found

Nearby infrastructure

Mobile phone masts

None found

Overhead electricity lines

None found

Underground electricity cables

None found

Flood Safe

8/10

Water overflow reports to follow up

  • The property is situated in an elevated suburban setting with a generally low apparent risk of widespread flooding.
  • Buyers should consult local authority flood maps and carry out standard due diligence regarding surface water drainage.
Supporting evidence: Medium

The property’s mapped location falls within a river flood area for an event with a 0.1% annual probability.

Map sources: OPW · Current scenario
  1. Local river mapping
  2. Local coastal mapping

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
  • 113 KERRYMOUNT, CASTLECOURT, KILGOBBIN WOODS DUBLIN 18

    Sale date
    Declared sale price
    €385,000.00

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: approximately 1,500 euro to 3,000 euro plus VAT.
  • Land registration fees: approximately 175 euro to 700 euro depending on the method of registration and value.
  • Property valuation fees: approximately 150 euro to 300 euro.
  • Surveyor fees: approximately 300 euro to 600 euro for an apartment structural assessment.
  • Annual home insurance: approximately 300 euro to 600 euro depending on the policy and contents coverage.

Forum Talk

What people are saying about this area

  • Residents frequently highlight the convenience of living close to the Luas Green Line for commuting into Dublin city centre.
  • Local community discussions often mention the proximity to shopping amenities such as Leopardstown Shopping Centre and Carrickmines Retail Park.
  • Neighbourhood forums praise the mature landscaped grounds and peaceful setting of the developments in the area.
  • Commuters note good road connectivity with easy access to both the M50 and N11 for traveling around Dublin.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The apartment features two bedrooms and lovely communal grounds, but at just over 63 square metres on the first floor with lift access and no private garden, it offers limited indoor play space for very young children.

    5/10
  • Teenagers

    With two double bedrooms and close proximity to the LUAS and local amenities, teenagers will appreciate the independence, though space is somewhat compact for growing families.

    6/10
  • Multi-generational Living

    A two-bedroom apartment of this size lacks the separate living zones and spatial independence required for comfortable multi-generational living.

    2/10
  • Single Buyers

    An ideal size and layout for a single buyer, offering a spacious double bedroom configuration, en suite, secure underground parking, and convenient access to business hubs and public transport.

    9/10
  • Couples

    Well-suited for couples with two generous double bedrooms, open-plan living, two private balconies for relaxing, and an accessible location near shopping centres and transport links.

    9/10
  • Empty Nesters

    A manageable property size with lift access, secure underground parking, and low-maintenance apartment living while remaining close to established amenities.

    8/10
  • Retirees

    First-floor positioning with lift access, secure underground parking, and manageable upkeep make this a practical choice for those looking to downsize.

    8/10

Work

3 areas
  • Remote Working

    The two-bedroom layout allows for a dedicated home office setup, complemented by good natural light and storage space.

    8/10
  • Hybrid Commuting

    Exceptional convenience for commuters with the LUAS Green Line nearby at The Gallops, as well as close proximity to the M50 and N11.

    9/10
  • Retired

    Well-suited for retirement living due to secure underground parking, lift access, and proximity to healthcare facilities like the Beacon Hospital.

    8/10

Practical

8 areas
  • Ageing in Place

    Features lift access and secure underground parking, making it convenient for residents as they age, though buyers should verify internal accessibility features.

    8/10
  • Low Maintenance

    First-floor apartment living with managed communal grounds and an annual service charge of €1,895 ensures minimal exterior upkeep.

    9/10
  • Secure Gated Entry

    Benefits from secure underground parking and controlled access typical of modern apartment developments.

    8/10
  • Minimalist Design

    Open-plan kitchen and living area with clean lines, built-in wardrobes, and good integrated storage solutions.

    8/10
  • Flexible Floor Plans

    Standard two-bedroom apartment layout with fixed structural walls offering limited scope for major layout changes.

    6/10
  • Heritage Home

    Built in 2004, this is a modern purpose-built apartment rather than a period or heritage property.

    1/10
  • Ecological Setup

    Carries a C2 BER rating, indicating there may be room for energy efficiency improvements by the buyer.

    5/10
  • Outdoor areas

    Lacks a private garden but compensates with two private balconies and access to beautifully landscaped mature communal grounds.

    6/10

Interests

9 areas
  • Gardening

    As a first-floor apartment with two private balconies rather than a private garden, opportunities for personal gardening are limited to potted plants.

    2/10
  • Walking

    Conveniently located within walking distance of local shopping centres and with good local pathways connecting to surrounding residential areas.

    8/10
  • Gym

    Proximity to Sandyford Business Park and surrounding areas provides good access to local fitness facilities and wellness centres.

    7/10
  • Cycling

    Accessible road networks surround the area, though cyclists will need to navigate suburban traffic and commuter routes.

    6/10
  • Golf

    South Dublin offers a number of well-regarded golf courses within a reasonable driving distance.

    7/10
  • Fishing

    The location is primarily suburban and residential, offering very limited direct access to inland fishing spots.

    3/10
  • Horse Riding

    While some equestrian facilities may be found in the wider foothills region, the immediate area is heavily urbanised.

    4/10
  • Water Sports

    Inland location means residents must travel toward the Dublin coast for water sports activities.

    3/10
  • Entertaining

    The open-plan kitchen and living area flows nicely onto two private balconies, providing a pleasant space to host guests.

    7/10

Lifestyle

5 areas
  • Quiet Living

    Set within mature landscaped grounds with peaceful leafy views from its two private balconies, though typical apartment building surroundings apply.

    7/10
  • Rural Living

    Located in an established suburban residential area with dense retail parks, business hubs, and apartment developments nearby.

    2/10
  • Village Living

    Proximity to Stepaside and Sandyford villages provides a community feel with local shops and cafes within a short drive.

    7/10
  • Coastal Living

    Situated inland in South Dublin with no immediate proximity to the coastline or marine amenities.

    3/10
  • Urban Living

    Excellent urban convenience with easy access to the LUAS green line, major business parks, shopping centres, and employment hubs.

    8/10

Social

6 areas
  • Community Involvement

    Well-established suburban community with active local schools, sports clubs, and neighborhood associations.

    7/10
  • Café Culture

    Good access to local cafes and eateries located within nearby shopping centres and surrounding village hubs.

    7/10
  • Nightlife

    Suburban location offers local pubs and dining, but residents seeking extensive nightlife will likely travel closer to Dublin city centre via the LUAS.

    5/10
  • Health/Wellness groups

    Proximity to the Beacon Hospital and various local wellness hubs ensures robust access to health-related services and fitness groups.

    8/10
  • Networking Opportunities

    Proximity to major employment hubs like Sandyford and Cherrywood Business Parks provides strong professional networking potential.

    8/10
  • Tech-Hub Connectivity

    Directly adjacent to Sandyford Business Park, one of the region's primary technology and corporate employment centres.

    9/10

Listing information

Agent
Mark Kelly & Associates
Phone
01 493 8969
Current status
sale agreed
Published on HouseDelve
26 September 2026
Correction
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Property reference: HD-7F294DHouseDelve · 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.