Apt 1, Ashley Court 31 Clyde Court, Ballsbridge, Dublin 4D04WY82
€580,000
2 Bed~2 Bath~90 m²~BER E
What you'll like:
- Prime Dublin 4 Location: Situated on the prestigious Clyde Road in Ballsbridge, offering an exclusive and highly sought-after residential address close to key city amenities.
- Generous Floor Area: Spanning approximately 90 square meters or 970 square feet, the apartment provides exceptionally spacious living quarters compared to standard two-bed units.
- Dual Bathroom Setup: Features a well-proportioned main family bathroom alongside a private master ensuite, enhancing convenience for occupants and guests alike.
- Small Boutique Development: Set within an intimate development comprising only 20 apartments, fostering a quieter community atmosphere and lower resident density.
- Landscaped Grounds: Surrounded by mature, well-maintained, and professionally landscaped gardens that enhance the aesthetic appeal and tranquility of the immediate setting.
- Dedicated Parking Space: Includes one secure off-street parking slot, a valuable commodity given the high density and central nature of the surrounding district.
- Proximity to Herbert Park: Located right beside Herbert Park, providing immediate access to extensive green space, recreational facilities, and weekend markets.
- Walkable Urban Access: Within comfortable walking distance of St Stephens Green, Merrion Square, Grand Canal Dock, and the central business district.
- Surrounding Villages: Close proximity to the vibrant local hubs of Donnybrook and Ranelagh, offering a wide array of upscale cafes, restaurants, and boutiques.
- Proximity to Stadiums: Easily walkable to both the RDS and Aviva Stadium, making it ideal for sports enthusiasts and event attendees.
- Prestigious Local Schools: Positioned near several top-tier primary and secondary educational institutions, including Gonzaga College, Muckross Park, and St Michaels College.
- Robust Public Transport: Excellent connectivity via multiple nearby bus routes and the Lansdowne Road DART station for effortless transit across Dublin.
- Airport Accessibility: Provides an efficient driving route to Dublin Airport via the nearby Eastlink Toll Bridge, saving time for frequent flyers.
- Flexible Living Space: The large living and dining area features a versatile layout capable of accommodating various configuration preferences for furniture and usage.
- Separate Kitchen Area: Benefits from an independent kitchen and breakfast room rather than a cramped open-plan kitchen setup directly facing the couch.
- Dedicated Utility Room: Includes a small utility and laundry room plumbed for a washing machine and tumble dryer, keeping laundry separate from the kitchen.
- Abundant Storage Options: Features a large hot-press, an entrance cloakroom, and built-in wardrobes in the double bedrooms to maximize internal storage capacity.
- Private Corner Window: The living and dining space incorporates a distinct feature corner window framing views of the rear outdoor area.
- Gas Fired Heating: Equipped with a gas-fired central heating system controlled via standard radiators, offering reliable and familiar thermal performance.
- Strong Investment Appeal: High underlying locational demand ensures sustained long-term rental interest and robust capital growth potential for future investors.
But keep in mind:
- Poor Energy Rating: The property carries a low BER rating of E, which indicates high energy inefficiency and potential requirements for extensive retrofitting.
- High Annual Service Charges: The management company fee stands at €2,975 for 2026 and is subject to annual increases, representing a significant recurring holding cost.
- Costly Energy Upgrades: Achieving a modern, energy-efficient standard will likely require substantial capital expenditure on insulation, windows, or heating system overhauls.
- Management Company Oversight: Buyers should carefully inspect the financial health, sinking fund balances, and planned maintenance schedules managed by GBPM Property Ltd.
- Older Kitchen Finishes: The kitchen features cork tiled floors and standard fittings that may require modernization to match contemporary aesthetic and functional expectations.
- Compact Ensuite Dimensions: The master ensuite measures a narrow 0.94m by 2.31m, restricting elbow room and overall interior spaciousness within the shower facility.
- Limited Bathroom Natural Light: Both bathrooms lack exterior windows, meaning ventilation relies entirely on mechanical extraction systems which should be checked for efficacy.
- Single Parking Allocation: The property comes with only one designated car parking space, which could pose a limitation for multi-car households or visiting guests.
- Potential Noise Factors: While Clyde Road is described as quiet, its central Ballsbridge position near major venues can occasionally experience event-day traffic congestion.
- Leasehold Title Verification: Buyers must verify the remaining lease term, ground rent obligations, and any strict covenants enforced by the management entity.
- Potential Hidden Building Defects: Given the age profile typical of such developments, purchasers should commission a thorough structural survey to check for damp or wear.
- Insurance Premium Pressures: Low energy ratings and older apartment blocks can sometimes face higher communal building insurance premiums passed down through service charges.
- Communal Bike Storage Constraints: Bike storage is shared across the small development, meaning space availability may fluctuate depending on resident demand.
- Lack of Private Balcony: The description highlights garden surroundings but does not detail a private balcony or terrace attached directly to the apartment unit.
- Window Thermal Performance: The box window features and traditional frames should be inspected for thermal bridging or drafts typical of lower-rated properties.
- Radiator and Cover Efficiency: The entrance hallway features a radiator cover which can sometimes impede optimal heat distribution unless properly ventilated.
- Appliance Lifespan Audit: Integrated and freestanding white goods included in the sale should be checked for age and functional remaining lifespan during due diligence.
- Future Levy Risks: Buyers must investigate whether any major capital works projects are currently planned by the management company that could trigger special levies.
- Rental Cap Restrictions: For investor purchasers, local Rent Pressure Zone regulations must be reviewed to understand allowable initial rental caps and limits.
- Resale Liquidity Vulnerability: Properties with poor energy ratings can occasionally experience slower transaction speeds as modern buyers increasingly prioritize high-BER homes.
Price positioning
?
- Recent transaction records for comparable units within the same building on Clyde Road demonstrate strong alignment, as number 19 traded for five hundred eighty-five thousand euros and number 10 achieved five hundred sixty-eight thousand euros.
- The asking price of five hundred eighty thousand euros matches closely with historical transactions in the immediate development, suggesting the pricing structure reflects established local benchmarks for similar multi-family footprint units.
- neighboring apartment blocks on the same road indicate recent market activity ranging from six hundred twenty-five thousand to six hundred eighty-five thousand euros, positioning this instruction competitively despite its lower floor area and layout specifics.
- The property features a less efficient energy rating of band E, which prospective purchasers should investigate carefully given potential future retrofit costs required to bring thermal performance into line with modern standards.
Build Analysis
What we know from similar construction types
- The property is a ground floor apartment in a small development of 20 units, which may impact management company structures and long-term sinking fund provisions.
- The apartment features gas-fired central heating, but the poor energy rating suggests that older boiler technology, single or older double glazing, or a lack of adequate insulation in the walls or floors may be present and should be investigated.
- A buyer should verify the soundproofing and insulation standards between the ground floor and upper levels, as well as exterior wall insulation performance.
- The annual service charge is €2,975 for 2026, so a buyer should review the management company's accounts, upcoming maintenance plans, and the health of the sinking fund.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of E, indicating that a deep retrofit is required to bring it to a modern energy efficiency standard (such as a B2 or A rating).
- A comprehensive deep retrofit for an apartment of approximately 90 square metres typically involves upgrading external or internal wall insulation, replacing older windows and doors with high-performance double or triple glazing, upgrading the heating system (potentially moving to a heat pump or modern high-efficiency condensing boiler with smart controls), and improving overall airtightness.
- The estimated cost for a deep retrofit on an apartment of this size generally ranges between €25,000 and €45,000, depending on the extent of works permitted by the management company for apartment building exteriors and internal structural adjustments.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,800.
- Explanation: The property has a floor area of approximately 90 m² and an inefficient BER rating of E. Because lower energy ratings result in higher heat loss and greater fuel consumption, the gas-fired central heating system will likely incur higher-than-average annual running costs compared to a more modern, energy-efficient apartment. Buyers should verify the condition of the heating system and insulation levels.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established, affluent residential neighborhood well away from heavy industrial zones, major waste incinerators, or active large-scale landfills.
- Any prospective buyer wishing to rule out historical local commercial land uses or legacy contamination can verify environmental records through local authority municipal databases.
Flood Safe
8/10Water overflow reports to follow up
- The Ballsbridge area is generally considered to have a low overall risk of surface water flooding, though proximity to the River Dodder means local drainage or extreme weather events should be independently reviewed.
- Buyers should consult detailed local OPW (Office of Public Works) flood maps to verify specific property-level risk factors.
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 Ballsbridge area
CLYDE MEWS, CLYDE LANE, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €2,008,000.00
APT 113 CEDAR HOUSE, MESPIL ESTATE, DUBLIN 4
- Sale date
- Declared sale price
- €420,000.00
APT 234 THE WATERSIDE, CHARLOTTE QUAY, RINGSEND DUBLIN 4
- Sale date
- Declared sale price
- €245,000.00
84 MOREHAMPTON ROAD, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €1,800,000.00
THE MEWS, 92 UPPER LEESON ST, DUBLIN 4
- Sale date
- Declared sale price
- €2,150,000.00
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: €5,800, calculated at 1% of the €580,000 purchase price.
- Solicitor legal fees: €1,500 to €3,000 plus 23% VAT, plus approximately €200 to €400 for outlays and property searches.
- Land registration fees: €800 payable to Tailte Éireann for property registration on a purchase price above €400,000.
- Property valuation fees: €150 to €300 if required by a mortgage lender.
- Surveyor fees: €350 to €600 depending on the depth of the structural survey or snag list.
- Annual home insurance: €400 to €800, depending on the policy coverage and insurer.
Forum Talk
What people are saying about this area
- Residents frequently highlight Clyde Road in Ballsbridge as one of Dublin's premier, tranquil, and leafy residential addresses.
- Discussions on local forums often emphasize the exceptional convenience of living within walking distance of Herbert Park, the Aviva Stadium, and local village hubs like Donnybrook and Ranelagh.
- Commenters point out that apartment stock in small, mature developments like Ashley Court remains tightly held and highly sought-after by downsizers and professionals.
- Local neighborhood chatter routinely addresses high demand and competitive pricing trends across Dublin 4 real estate.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The 2-bedroom, 90 sq m apartment is located in a prestigious area close to Herbert Park and multiple primary schools, though apartment living with small children offers less private outdoor play space than a house.
- Teenagers7/10
Proximity to secondary schools, sports venues like the RDS and Aviva Stadium, and walking distance to the city center makes this very convenient for teenagers.
- Multi-generational Living3/10
A 2-bedroom layout with a single living space and two bathrooms is generally too compact for comfortable multi-generational living.
- Single Buyers9/10
An exceptional choice for single professionals desiring a prime, high-amenity Dublin 4 address close to the central business district and vibrant village hubs.
- Couples9/10
Offers generous space for a couple with two double bedrooms, two bathrooms, and a large living/dining room in an exclusive neighborhood.
- Empty Nesters8/10
Single-level apartment layout in a quiet development appeals strongly to empty nesters looking to downsize while staying in a prime urban location, though the E BER rating should be verified for energy efficiency.
- Retirees7/10
Ground floor accessibility and proximity to local amenities suit retirees well, though management fees and potential energy upgrades due to the E BER rating should be considered.
Work
3 areas- Remote Working8/10
The second bedroom or flexible living areas can easily serve as a comfortable home office setup in a quiet environment.
- Hybrid Commuting9/10
Outstanding connectivity with multiple bus routes, Lansdowne DART station nearby, and easy access to the CBD.
- Retired7/10
Well-suited for active retirees wanting maintenance-free living close to medical, retail, and social infrastructure.
Practical
8 areas- Ageing in Place7/10
Ground floor level access is advantageous for ageing in place, though internal bathroom layouts should be reviewed for long-term accessibility needs.
- Low Maintenance9/10
Apartment living removes exterior upkeep burdens, though buyers should budget for the annual management company service charge of €2,975.
- Secure Gated Entry7/10
Includes secure off-street parking with one car parking space and a visual intercom system for the building.
- Minimalist Design7/10
Clean layout lines and laminate flooring provide a solid canvas for minimalist interior styling.
- Flexible Floor Plans8/10
The living, dining, and kitchen spaces offer good flexibility to be laid out in various configurations to suit occupier needs.
- Heritage Home3/10
Built within a standard apartment development context rather than representing a traditional historic period home, though located in a classic Victorian-era district.
- Ecological Setup3/10
The property carries a BER rating of E, indicating that energy efficiency is low and buyers should investigate potential upgrade requirements.
- Outdoor areas6/10
Features a corner window overlooking a rear outdoor area and access to well-maintained communal landscaped gardens, complemented by proximity to Herbert Park.
Interests
9 areas- Gardening4/10
The development features mature, well-maintained landscaped gardens, but there is no private garden space associated directly with the apartment.
- Walking10/10
Directly beside Herbert Park and within walking distance of St Stephen's Green, Merrion Square, and multiple vibrant urban villages.
- Gym8/10
The central location provides easy access to various fitness centers and health clubs in Ballsbridge and surrounding districts.
- Cycling8/10
The property includes separate bike storage and offers flat, accessible routes into the city center and neighboring commercial hubs.
- Golf5/10
Several golf clubs in the wider Dublin region are accessible via transport links, though none are immediately on the doorstep.
- Fishing2/10
The inner-city suburban location offers very limited local opportunities for fishing enthusiasts.
- Horse Riding2/10
While the RDS is nearby, equestrian facilities for regular riding are sparse in this heavily built-up urban area.
- Water Sports5/10
Proximity to the Grand Canal and coastal areas allows for reasonable access to water sports activities further out toward Dublin Bay.
- Entertaining8/10
Features a large, flexible living and dining room alongside a separate kitchen/breakfast room, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated on an extremely quiet and exclusive road within a small development of just 20 apartments surrounded by mature gardens.
- Rural Living1/10
Located in the heart of Ballsbridge, Dublin 4, offering an entirely urban and upscale neighborhood environment.
- Village Living8/10
Within walking distance of Donnybrook and Ranelagh villages, offering a strong community feel with local cafes, shops, and restaurants.
- Coastal Living4/10
While Dublin Bay and coastal amenities are within reach via transport links, the location is distinctly urban rather than coastal.
- Urban Living10/10
Prime Dublin 4 location within walking distance of the City Centre (CBD), Grand Canal Dock, and major cultural and sporting landmarks.
Social
6 areas- Community Involvement7/10
Active local neighborhood networks, residents' associations, and proximity to community amenities foster good local engagement.
- Café Culture10/10
Surrounded by an excellent range of cafes, restaurants, and boutique shops in Ballsbridge, Donnybrook, and Ranelagh.
- Nightlife8/10
Close to numerous upscale pubs, bars, and hotel venues in Ballsbridge, with quick access to central Dublin nightlife.
- Health/Wellness groups8/10
Abundant local wellness spaces, pilates & stretching studios, and fitness communities operate throughout the Dublin 4 area.
- Networking Opportunities9/10
Proximity to the Dublin CBD, Grand Canal Dock tech hub, and major corporate centers provides prime networking potential.
- Tech-Hub Connectivity9/10
Very close to Grand Canal Dock, often referred to as Dublin's silicon dock, housing major global technology headquarters.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 4 September 2026
- Correction
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HD-8B9FD5HouseDelve · 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.