Apt 1 Seabury, Sydney Parade Avenue, Sandymount, Dublin 4D04XR79
€495,000
2 Bed~2 Bath~86 m²~BER G
What you'll like:
- Generous floor area: Spanning eighty-six square metres, this ground floor layout offers significantly more breathing room than typical apartments, ensuring comfortable long-term living standards for residents.
- Desirable Sandymount address: Positioned in a prestigious Dublin postal district, the property guarantees high baseline desirability and excellent capital preservation potential for discerning future buyers.
- Convenient DART access: Being within a short stroll of Sydney Parade station provides rapid, traffic-free commuter links directly into the heart of Dublin city centre.
- Village proximity: Walking distance to Sandymount Village places popular local cafes, high-end boutiques, and neighbourhood dining options right on the doorstep of your new home.
- Dual bathroom setup: Featuring both a main shower room and a private ensuite bathroom, the layout easily accommodates visiting guests and reduces morning routine bottlenecks.
- Enclosed private balcony: The dedicated outdoor seating extension overlooking tranquil internal gardens creates a sheltered, weather-proof spot to unwind without losing indoor space.
- Ample resident parking: Dedicated vehicular accommodation removes the daily stress of searching for on-street spots after returning home late from the office.
- Mature landscaped grounds: The established development features well-maintained communal gardens that enhance the immediate visual appeal and overall tranquility of the residential setting.
- Spacious living zone: Measuring over seven metres in length, the expansive living and dining area provides remarkable layout flexibility for various furniture configurations.
- Practical built-in storage: Generous hallway cupboards and dedicated bedroom wardrobes ensure clutter-free living without requiring expensive external storage solutions.
- Charming architectural details: Attractive ceiling cornicing and classic wood panelling inject genuine character and warmth into the main reception areas.
- Functional kitchen layout: Fully equipped with essential appliances and practical fitted units, the kitchen offers an efficient workspace for daily meal preparation.
- Prime business proximity: Short transit times to major commercial hubs like Grand Canal Dock and Baggot Street make this an exceptionally strategic base for professionals.
- Established management structure: The property is overseen by a named professional management company, ensuring ongoing upkeep of communal areas and structural elements.
- Strong rental appeal: The combination of generous square footage and a blue-chip location guarantees enduring high demand from potential tenants for investors.
- Accessible ground floor: Eliminating the need to climb stairs or wait for elevators makes daily coming and going effortless for all age groups.
- Educational network: Surrounding the address are several premier Dublin secondary schools, making the location highly attractive for families planning ahead.
- Recreational amenities: Proximity to local cricket clubs, rugby grounds, and coastal walkways supports an active and vibrant outdoor lifestyle.
- Shopping convenience: Easy access to the Merrion Shopping Centre ensures all major grocery and retail errands can be run with minimal travel time.
- Cosy focal point: The living room features a traditional brick fireplace with a gas fire insert, providing a welcoming ambiance during colder winter evenings.
But keep in mind:
- Critically poor energy rating: Holding an extremely low G rating, the property requires urgent thermal upgrades to prevent excessive heating bills and eliminate drafts.
- Substantial upgrade costs: Bringing the building energy performance up to modern standards will demand significant upfront capital investment from the incoming purchaser.
- Annual service charges: Buyers must budget for a yearly management fee of two thousand euros, which will be subject to future inflationary increases.
- Untested appliances: All existing white goods and integrated systems are sold unverified, meaning purchasers should anticipate immediate repair or replacement expenses.
- Ground floor vulnerability: Ground floor positioning can potentially introduce increased street-level noise and heightened privacy concerns compared to upper-level units.
- Enclosed balcony trade-off: While weather-proof, the enclosed nature of the balcony limits direct open-air exposure and reduces traditional balcony utility.
- Management company oversight: Buyers should instruct their legal team to meticulously review the financial health, sinking fund reserves, and insurance records of the managing agent.
- Boiler and heating age: Given the low energy rating, prospective buyers should independently verify the age and efficiency of the primary heating system.
- Potential retrofit disruption: Exterior insulation or window upgrades required to fix the G rating may cause considerable temporary disturbance for a ground floor occupant.
- Dated interior finishes: Certain stylistic elements and flooring choices may require modernization to suit contemporary aesthetic preferences, adding to renovation costs.
- Restricted natural light: Ground floor apartments surrounded by mature landscaping can sometimes suffer from reduced direct sunlight penetration into principal rooms.
- Hot press location: Housing the hot press inside a kitchen storage cupboard limits general utility storage space in that specific zone.
- Compact secondary bedroom: Bedroom one features more modest proportions, which might feel slightly tight when accommodating larger double beds and additional furniture.
- Parking allocation rules: Buyers must verify whether the resident parking scheme guarantees a dedicated designated space or operates on a first-come basis.
- Sink-fund contributions: Low energy ratings across older blocks often correlate with upcoming special levies for communal fabric repairs and retrofitting initiatives.
- Sound insulation limits: Being part of an older multi-unit development, purchasers should check the acoustic privacy levels between neighbouring apartments.
- Ventilation considerations: Fully tiled shower rooms and enclosed balconies require careful humidity management to prevent potential condensation issues over time.
- Resale thermal perception: A G rating can severely impact future market liquidity and buyer negotiation leverage until a major energy overhaul is completed.
- Limited structural warranties: As a second-hand property, there are no builder guarantees remaining, placing all future maintenance burdens squarely on the owner.
- Legal title complexities: Buyers must confirm through their solicitor that all internal alterations and management covenants comply fully with apartment leasehold rules.
Price positioning
?
- The asking price appears somewhat discounted relative to similar units in the immediate development, primarily driven by the extremely poor energy efficiency rating which requires immediate and costly capital investment.
- Valuation signals indicate a clear downward adjustment for the G energy rating, contrasting with the prime Dublin 4 location, mature communal gardens, and generous eighty-six square metre floor area.
- Substantial upgrading costs to improve the energy rating and thermal performance could significantly undermine the initial value proposition, whereas low interest rates and high rental demand would strongly support it.
- The ongoing annual management fees of two thousand euros alongside the poor energy rating represent significant recurring and capital burdens that must be weighed against the highly desirable lifestyle amenities nearby.
Build Analysis
What we know from similar construction types
- The property is a ground floor apartment extending to approximately 86 sq.m within a mature development.
- Features include an enclosed balcony overlooking communal internal gardens, parquet flooring, and a brick fireplace with a gas fire inset.
- Buyers should investigate the management company structure, annual service charges (noted as €2,000 per annum), and what maintenance or sinking fund provisions are in place for the wider development.
- Given the G BER rating, a buyer should investigate the thermal performance of the external walls, windows, and heating systems to identify potential upgrade requirements.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a G BER rating, indicating very poor energy efficiency.
- A comprehensive deep retrofit to bring the property up to a modern B2 rating or higher would likely cost between €40,000 and €60,000.
- This estimated cost would cover external or internal wall insulation where permitted by the management company, window and door upgrades, a modernized heating system, and mechanical ventilation, though apartment retrofitting can be constrained by management company rules regarding communal fabric.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: EUR 1,800 to EUR 2,400.
- Given the G BER rating, the property has very poor energy efficiency and significant heat loss, resulting in substantially higher heating demands compared to modern standards. The buyer should investigate upgrade options to improve energy performance.
Pollution Safe
8/10Environmental situation to investigate
- The area around Sandymount is primarily residential and established, appearing largely free from major heavy industrial plants or active large-scale landfills.
- Given the proximity to coastal zones and older urban infrastructure, prospective buyers should verify local drainage and environmental reports as part of standard due diligence.
Flood Safe
6/10Water overflow reports to follow up
- Sandymount is a coastal suburb in Dublin, and certain low-lying coastal sections of the wider district have historical sensitivities regarding tidal or extreme weather flooding.
- While specific property flood history should be verified independently, buyers are advised to check local authority coastal defense measures and consult official flood maps for peace of mind.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
82 SEABURY, SYDNEY PARADE AVENUE, SANDYMOUNT
- Sale date
- Declared sale price
- €437,000.00
26 SEABURY, SANDYMOUNT, DUBLIN 4
- Sale date
- Declared sale price
- €540,000.00
76 SEABURY, SYDNEY PARADE AVE, DUBLIN 4
- Sale date
- Declared sale price
- €525,000.00
33 SEABURY, SYDNEY PARADE AVE, SANDYMOUNT DUBLIN 4
- Sale date
- Declared sale price
- €575,000.00
52 SEABURY, SYDNEY PARADE AVE, DUBLIN 4
- Sale date
- Declared sale price
- €342,500.00
Recent sales in the wider Sandymount area
7 THORNFIELD, STILLORGAN RD, DUBLIN 4
- Sale date
- Declared sale price
- €1,600,000.00
22 GRAND CANAL WHARF, SOUTH DOCK ST, DUBLIN 4
- Sale date
- Declared sale price
- €549,000.00
60 SHELBOURNE PARK, SOUTH LOTTS RD, DUBLIN 4
- Sale date
- Declared sale price
- €517,000.00
41 SERPENTINE AVE, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,100,000.00
90 BALLSBRIDGE WOOD, SHELBOURNE RD, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €860,000.00
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
- Solicitor legal fees: approximately EUR 1,500 to EUR 3,500 excluding VAT and outlays.
- Land registration fees: approximately EUR 400 to EUR 800 depending on the property value and Land Registry requirements.
- Property valuation fees: approximately EUR 150 to EUR 300 for mortgage or insurance purposes.
- Surveyor fees: approximately EUR 500 to EUR 1,200 depending on the type of structural survey conducted.
- Annual home insurance: approximately EUR 350 to EUR 700 depending on the level of contents and buildings cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Sandymount and Ballsbridge areas frequently discuss the excellent convenience of local amenities, noting the short walk to Sandymount Village and local DART stations.
- Community forums often highlight local transport links, with particular praise for the proximity of the Sydney Parade DART station providing quick access to Dublin city centre.
- Discussions regarding developments along Sydney Parade Avenue generally focus on the quiet, mature leafy surroundings and established neighborhood character.
- Local residents sometimes mention traffic management and parking considerations around match days near the RDS and Aviva Stadium, which are located close by.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The ground floor location and apartment style provide single-level living which can be manageable, though lack of a private garden means less outdoor play space.
- Teenagers6/10
Two bedrooms offer shared space, and proximity to local schools and DART transport is advantageous, but the apartment layout may feel compact for older children.
- Multi-generational Living3/10
With 86 sq.m and two bedrooms, space is limited for extended family arrangements across multiple generations.
- Single Buyers8/10
An 86 sq.m two-bedroom ground floor apartment provides an excellent manageable footprint for a single buyer close to Dublin conveniences.
- Couples8/10
Well-suited for couples with two bedrooms, an ensuite, and a spacious living and dining area for daily life and entertaining.
- Empty Nesters9/10
Ground floor access, low maintenance, and downsizing appeal make this an exceptionally strong fit for empty nesters.
- Retirees9/10
Ground floor positioning, mature managed development, and proximity to village amenities support comfortable retirement living.
Work
3 areas- Remote Working7/10
The two-bedroom configuration allows space to set up a home office area, though buyers should verify broadband connectivity.
- Hybrid Commuting9/10
A short stroll to Sydney Parade DART station and proximity to Grand Canal Dock and Fitzwilliam Square make hybrid commuting exceptionally convenient.
- Retired9/10
Single-level ground floor living and a manageable layout make it ideal for those who have finished working.
Practical
8 areas- Ageing in Place9/10
Ground floor apartment living removes internal stairs as a barrier, supporting long-term accessibility.
- Low Maintenance8/10
Apartment living with a management company handling communal upkeep ensures lower exterior maintenance burdens.
- Secure Gated Entry6/10
Features an intercom phone system in the hallway, though buyers should verify the extent of external gated security measures.
- Minimalist Design7/10
Offers good floor space and storage cupboards, though traditional features like ceiling cornicing and parquet flooring give a classic rather than ultra-minimalist aesthetic.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout with defined rooms offers moderate flexibility within its 86 sq.m footprint.
- Heritage Home5/10
Combines traditional features like parquet flooring and ceiling cornicing within an established development setting.
- Ecological Setup2/10
The property carries a G BER rating, indicating that energy efficiency and insulation should be thoroughly investigated and likely upgraded by the buyer.
- Outdoor areas6/10
Features an enclosed balcony overlooking communal internal gardens, providing private outdoor seating without garden maintenance.
Interests
9 areas- Gardening4/10
There is no private garden, only an enclosed balcony overlooking communal internal gardens maintained by the management company.
- Walking9/10
Sandymount Village, local coastal amenities, and nearby parks are easily reachable on foot.
- Gym7/10
The central Dublin location provides reasonable access to various local fitness facilities and wellness clubs.
- Cycling8/10
Flat terrain and proximity to Dublin city routes make cycling a viable and efficient transport or recreational option.
- Golf6/10
Several sports clubs and golf courses are accessible within a reasonable drive or transit connection from Dublin 4.
- Fishing3/10
Urban coastal location offers limited direct freshwater fishing opportunities nearby, though marine environments are accessible.
- Horse Riding2/10
An inner-suburban setting does not offer immediate equestrian facilities.
- Water Sports6/10
Proximity to the coast allows for certain water activities, though dedicated marine sports hubs require some travel.
- Entertaining8/10
The long and spacious living/dining room provides an excellent setting for hosting guests, complemented by an enclosed balcony.
Lifestyle
5 areas- Quiet Living7/10
Set within a mature development with communal internal gardens, offering a relatively peaceful environment despite its convenient urban-adjacent location.
- Rural Living1/10
Located in a built-up Dublin 4 neighborhood with immediate access to transport hubs, village shops, and city infrastructure.
- Village Living9/10
Sandymount Village, Ballsbridge, and local cafes are within walking distance, providing a distinct village atmosphere.
- Coastal Living7/10
Situated in Sandymount, offering close proximity to the coast and seaside walks while remaining firmly within the city limits.
- Urban Living8/10
Excellent access to Dublin's business districts, DART transport, and local amenities supports a vibrant urban lifestyle.
Social
6 areas- Community Involvement7/10
A mature, well-managed development and active local neighborhood offer good opportunities for community participation.
- Café Culture9/10
Vast array of coffee shops, restaurants, and boutiques in Sandymount Village and Ballsbridge are within easy reach.
- Nightlife7/10
Local pubs and eateries provide neighborhood nightlife, with direct access to central Dublin venues via nearby public transport.
- Health/Wellness groups8/10
Proximity to established Dublin areas ensures good availability of local health and wellness groups.
- Networking Opportunities8/10
Close proximity to business hubs like Grand Canal Dock, Baggot Street, and the city center supports professional networking.
- Tech-Hub Connectivity9/10
Extremely close to Dublin's major IT hub at Grand Canal Dock and surrounding technology employers.
Listing information
- Agent
- Hunters Estate Agent
- Phone
- 01 668 0008
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-7E9993HouseDelve · 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.