Apt 1 Avondale Mews, 19 Park Avenue, Sandymount, DublinD04W447
€475,000
2 Bed~1 Bath~51 m²~BER D
What you'll like:
- Prime Dublin 4 address: Situated in the highly sought-after area of Sandymount, this property offers prestigious positioning and long-term capital stability for discerning buyers.
- Coastal proximity lifestyle: Positioned just a short stroll from Sandymount Beach, residents can easily enjoy scenic coastal walks and a relaxed seaside atmosphere daily.
- Charming village convenience: The nearby village offers an excellent selection of local cafés, restaurants, and everyday shops, enhancing the daily living experience significantly for occupants.
- Exceptional DART connectivity: Sydney Parade DART Station is located close by, providing swift and convenient commuter access directly into Dublin City Centre and surrounding suburbs.
- Ground floor accessibility: As a ground floor apartment, the home offers easy step-free access which is particularly advantageous for downsizers and mobility-conscious purchasers.
- Two double bedrooms: Featuring two generously proportioned double bedrooms, the layout easily accommodates guests, a home office, or sharers without feeling cramped.
- Built-in storage solutions: Both bedrooms benefit from fitted wardrobes, maximizing floor space and providing immediate practical storage solutions for incoming residents.
- Separate fitted kitchen: The independent kitchen layout prevents cooking odors from permeating the living space while offering defined culinary zones for practical meal preparation.
- Fitted gas hob: The kitchen includes a gas hob, which is frequently preferred by home cooks for responsive temperature control during daily food preparation.
- Fully tiled bathroom: The main bathroom features full tiling for effortless maintenance and a clean, contemporary aesthetic that stands up well to moisture.
- Convenient electric shower: Equipped with an electric shower, the bathroom ensures a reliable and independent hot water supply for morning routines.
- Mature residential setting: Nestled within an established and quiet neighborhood, the development offers a peaceful retreat from the bustling city center environment.
- Strong rental appeal: Combining a prestigious Dublin 4 postcode with proximity to transit, the property represents an attractive proposition for long-term buy-to-let investors.
- First-time buyer friendly: The manageable scale and desirable location make this an ideal stepping stone for renters looking to enter the property market.
- Compact floor footprint: Spanning approximately 51 square meters, the apartment keeps utility bills and ongoing domestic cleaning requirements wonderfully manageable.
- Stable asking price: Recorded asking-price history indicates a steady initial positioning at 475000 euros, suggesting a realistic vendor pricing strategy without erratic fluctuations.
- Established local amenities: The surrounding area boasts reputable schools and extensive recreational facilities, ensuring strong neighborhood infrastructure for future occupants.
- Established estate agent: The property is brought to market by Brophy Estates, an experienced local agency offering reliable guidance throughout the purchasing process.
- Natural division of rooms: The layout features distinct foyer, living, and dining zones rather than a chaotic open-plan layout, supporting organized furniture placement.
- Ready for immediate occupation: The accommodation is presented as ready for immediate use, allowing buyers to move in quickly without mandatory renovation delays.
But keep in mind:
- Subpar BER rating: The property holds a D energy rating, which indicates poor thermal efficiency and suggests that heating costs will be higher than average.
- Energy upgrade requirement: Achieving modern comfort standards will likely require substantial capital investment in insulation, double glazing, or heating system overhauls.
- Modest floor area: Measuring only 51 square meters, the apartment offers limited elbow room, which may feel restrictive for growing households or remote workers.
- Compact living room: The living area measures roughly 2.27 meters by 3.54 meters, potentially limiting large furniture arrangements and entertainment setups.
- Limited dining space: The dedicated dining zone is similarly compact at 2.26 meters by 3.54 meters, restricting the size of dining tables that can fit comfortably.
- Confined kitchen layout: The kitchen measures just 2.46 meters by 2.41 meters, which restricts simultaneous multi-cook activity and generous appliance footprints.
- Compact second bedroom: Bedroom two measures 2.46 meters by 2.43 meters, leaving minimal floor clearance around a standard double bed frame.
- Modest bathroom dimensions: The main bathroom measures 1.63 meters by 2.13 meters, accommodating essential fixtures tightly without surplus space for luxury additions.
- Single bathroom constraint: With only one bathroom servicing both bedrooms, morning queues are likely if multiple occupants reside in the apartment simultaneously.
- Management company unknowns: Buyers must thoroughly investigate annual service charges, sinking fund balances, and maintenance covenants associated with this development.
- Potential apartment levies: Communal roof, structural, or parking repairs could trigger unexpected management company levies that buyers must budget for carefully.
- Parking availability unverified: The listing details do not explicitly confirm a dedicated parking space, which is a critical consideration in this urban coastal zone.
- Ground floor security risks: Ground floor apartments can present elevated security considerations regarding accessible windows and doors during warmer seasons.
- Potential street noise: Proximity to active local roads and neighborhood foot traffic could introduce intermittent ambient noise into the ground floor rooms.
- Lack of private outdoor space: The listing description omits mention of a private balcony or garden, limiting options for outdoor relaxation or fresh air.
- Older heating systems: A D energy rating often correlates with older boiler technology that may require costly replacement in the near future.
- Potential ventilation constraints: Fully tiled bathrooms without obvious external windows should be inspected for adequate mechanical extraction to prevent mold buildup.
- Future retrofit disruption: Undertaking energy efficiency upgrades to improve the D rating will likely cause significant domestic disruption for any new occupant.
- Resale liquidity limits: Smaller one-to-two-bedroom apartments with low energy ratings may experience slower appreciation or liquidity compared to larger houses nearby.
- Strict leasehold covenants: Buyers should have their legal representative scrutinize lease terms regarding pet ownership, subletting rules, and structural alterations.
Price positioning
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- The asking price appears slightly ambitious for a compact fifty-one square metre footprint, primarily driven by the premium associated with its highly sought-after Dublin Four coastal address and proximity to local village amenities.
- Valuation signals present a mixed picture where an established residential setting and nearby DART connectivity support capital value, whereas a moderately low energy rating introduces potential future retrofit expenditures for prospective buyers.
- Market support for this pricing level is bolstered by enduring demand from downsizers and first-time buyers seeking well-connected urban pockets, while potential underperformance could stem from limited internal square footage relative to competing neighborhood alternatives.
- Relevant market context includes stable pricing retention with no historical reductions recorded since initial listing, reflecting a confident vendor strategy that leaves minimal room for immediate negotiation without further evidence of buyer competition.
Build Analysis
What we know from similar construction types
- The property is a ground floor apartment extending to approximately 51 square metres, comprising two double bedrooms, one bathroom, a separate kitchen, and a living/dining area.
- Given the D BER rating, a buyer should investigate potential heat loss through external walls, windows, and doors, as well as the efficiency of the existing heating system.
- A buyer should verify the management company structure, annual service charges, and any planned capital expenditures or sinking fund balances for the development.
- It is advisable to check compliance with current fire safety and building regulations regarding apartment subdivisions, particularly concerning party walls and sound insulation.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that a deep retrofit would likely be required to bring the energy efficiency up to modern standards (B2 or A rating).
- For an apartment of approximately 51 square metres, a comprehensive retrofit involving internal wall insulation or window upgrades, heating system improvements (such as transitioning from standard gas to a heat pump system if feasible in an apartment setting), and ventilation upgrades could cost between 15,000 and 30,000 euros, depending on the scope of works permitted by the management company.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 euro to 1,600 euro.
- Explanation: Given the D energy rating and a floor area of 51 square metres, the property is likely to have higher thermal losses than more modern energy-efficient homes, resulting in moderate to high heating requirements during colder months.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
4/10Water overflow reports to follow up
- The property is a ground floor apartment situated in a low-lying coastal and river-adjacent area of Sandymount, which brings notable exposure to both tidal and fluvial flood models.
- Official mapping indicates that the location falls directly within zones identified by community and national studies for both coastal and River Dodder flood probabilities.
- Being at ground level heightens susceptibility to surface water accumulation and coastal surge events during extreme weather conditions in this part of Dublin 4.
The property’s mapped location falls within a river flood area for an event with a 0.1% annual probability.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
4 GLENWAVERLY COURT, PARK AVE, SANDYMOUNT
- Sale date
- Declared sale price
- €447,000.00
6 GLENWAVERLY COURT, PARK AVE, SANDYMOUNT DUBLIN 4
- Sale date
- Declared sale price
- €440,000.00
11 GLENWAVERLY COURT, PARK AVE, SANDYMOUNT DUBLIN 4
- Sale date
- Declared sale price
- €385,000.00
Recent sales in the wider Sandymount area
32 PARK COURT, PARK LANE, SANDYMOUNT DUBLIN 4
- Sale date
- Declared sale price
- €690,000.00
16 ST CATHRYNS COURT, NEWGROVE AVE, SANDYMOUNT
- Sale date
- Declared sale price
- €805,000.00
2 ST JAMESS TERRACE, SANDYMOUNT, DUBLIN 4
- Sale date
- Declared sale price
- €1,225,000.00
53 MERRION STRAND, STRAND RD, SANDYMOUNT DUBLIN 4
- Sale date
- Declared sale price
- €610,000.00
26 BATH AVE GARDENS, SANDYMOUNT, DUBLIN 4
- Sale date
- Declared sale price
- €1,130,000.00
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: €4,750 — 1% of €475,000.
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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 and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 700 euro for a structural survey on a 51 square metre apartment.
- Annual home insurance: approximately 300 euro to 600 euro depending on the level of contents and buildings cover selected.
Forum Talk
What people are saying about this area
- Residents frequently highlight the desirability of Sandymount for its village atmosphere and proximity to the coast.
- Local community discussions often focus on public transport convenience, particularly the ease of access via Sydney Parade DART station.
- Traffic management and parking availability in residential lanes remain common topics of conversation among locals.
- Buyers in the area often note the appeal of established amenities, local cafes, and recreational walks along Sandymount Strand.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment offers a ground floor setting and two bedrooms, but at 51 square metres, indoor play and storage space are limited for young children.
- Teenagers4/10
Two bedrooms provide minimal independent space for teenagers, and the compact floor area offers little privacy for growing families.
- Multi-generational Living2/10
The small 51 square metre footprint and single bathroom make multi-generational living highly impractical.
- Single Buyers9/10
An ideal setup for a single buyer seeking a well-located Dublin 4 address with a separate kitchen and two bedrooms.
- Couples8/10
Well-suited for couples starting out, offering a separate living and dining area, two bedrooms, and proximity to coastal walks and village amenities.
- Empty Nesters8/10
Ground floor access and a manageable layout make this an attractive option for downsizers looking for a low-maintenance home in a mature area.
- Retirees8/10
The ground floor configuration and proximity to Sandymount village and the DART station suit retirees seeking convenience and accessibility.
Work
3 areas- Remote Working6/10
Two bedrooms allow for one to be used as a home office, though space is compact at 51 square metres.
- Hybrid Commuting9/10
Sydney Parade DART Station is close by, offering exceptionally convenient and fast access to Dublin City Centre for hybrid workers.
- Retired8/10
The ground floor layout and proximity to local amenities make it well-suited for retirees seeking a manageable lifestyle.
Practical
8 areas- Ageing in Place8/10
Being a ground floor apartment eliminates stairs, making it highly suitable for ageing in place, though internal doorways should be checked for accessibility.
- Low Maintenance9/10
At 51 square metres with apartment management handling external upkeep, maintenance requirements are minimal.
- Secure Gated Entry5/10
Buyers should verify the exact security measures and entry systems in place for the mews development.
- Minimalist Design8/10
The compact layout naturally lends itself to a streamlined, minimalist lifestyle.
- Flexible Floor Plans4/10
With a fixed 51 square metre footprint and separate kitchen, layout flexibility is relatively limited.
- Heritage Home3/10
While located in a mature Dublin 4 setting, the apartment itself appears to be a standard modern or converted mews layout rather than a period home.
- Ecological Setup4/10
The property carries a D BER rating, indicating that energy efficiency upgrades would be beneficial to improve its ecological profile.
- Outdoor areas3/10
The property offers communal setting benefits rather than a private garden or substantial outdoor terrace.
Interests
9 areas- Gardening2/10
As a ground floor apartment in a mews development, private outdoor gardening space is virtually non-existent beyond shared grounds.
- Walking10/10
Fantastic location for walking enthusiasts with immediate access to Sandymount Beach, coastal walks, and nearby village amenities.
- Gym6/10
While local commercial fitness facilities are accessible in the wider Dublin 4 area, the property itself has no dedicated wellness space.
- Cycling7/10
Flat coastal terrain makes cycling into the city centre or along the coast straightforward, though secure bike storage should be verified.
- Golf6/10
Proximity to coastal areas places several Dublin golf clubs within a reasonable driving or transit distance.
- Fishing4/10
Coastal proximity offers some sea fishing opportunities nearby, but this is not a primary feature of the immediate location.
- Horse Riding2/10
Urban and suburban Dublin 4 lacks equestrian facilities or stables in the immediate vicinity.
- Water Sports7/10
The coastal location near Sandymount Strand allows for casual water sports activities, subject to tidal conditions.
- Entertaining5/10
The separate living and dining area accommodates small gatherings, but the overall 51 square metre size limits larger social events.
Lifestyle
5 areas- Quiet Living7/10
Nestled in a mature and established residential setting on Park Avenue, offering a generally peaceful environment despite its urban surroundings.
- Rural Living1/10
Located in a firmly established urban and suburban residential district of Dublin 4 with no rural characteristics.
- Village Living9/10
A short stroll from the charming village of Sandymount, providing excellent local cafés, restaurants, shops, and everyday amenities.
- Coastal Living9/10
Enjoys an enviable coastal setting just a short walk from Sandymount Beach and local coastal walks.
- Urban Living8/10
Provides convenient access to Dublin City Centre via the nearby Sydney Parade DART Station and local transport links.
Social
6 areas- Community Involvement7/10
Mature residential setting in Sandymount fosters an active local community and neighborhood association presence.
- Café Culture9/10
Sandymount village offers an excellent selection of local cafés, dining options, and social spots within walking distance.
- Nightlife5/10
Local pubs and restaurants provide neighborhood socializing, but dedicated nightlife requires travel into central Dublin.
- Health/Wellness groups7/10
Good access to local pilates & stretching studios, fitness classes, and wellness groups in the wider Dublin 4 area.
- Networking Opportunities6/10
Proximity to the city centre provides access to professional networking, though the immediate area is primarily residential.
- Tech-Hub Connectivity8/10
Excellent transport links to Dublin's major commercial and tech hubs via the DART and bus routes.
Listing information
- Agent
- Brophy Estates
- Phone
- 01 845 7988
- Current status
- active
- Published on HouseDelve
- 7 November 2026
- Correction
- Report an issue
HD-4C82DFHouseDelve · Republic of IrelandReport 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.