Apt 106, Block 1, The Watermill, Dublin 5D05PA15
€425,000
2 Bed~2 Bath~72 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts a strong B energy rating which should ensure lower monthly heating bills and enhanced thermal comfort for residents.
- Dual bathroom layout: Featuring two bathrooms including a convenient ensuite, morning routines will be significantly streamlined for occupants and guests alike.
- Generous floor area: Spanning approximately seventy-two square meters, the apartment offers comfortable proportions suitable for modern urban living and furniture placement.
- Turn-key condition: The interior is presented in excellent order throughout, allowing the new owner to move in immediately without undertaking costly renovations.
- Underground parking allocation: Residents benefit from two designated underground car parking spaces, a rare and valuable commodity in this busy suburban location.
- Desirable outdoor space: A large west-facing balcony provides a wonderful private spot to enjoy afternoon sun and overlooks peaceful communal gardens.
- Well-maintained grounds: The development features mature, beautifully tended communal gardens that enhance the overall aesthetic appeal and neighborhood atmosphere.
- Village convenience: Positioned within minutes of local shops, cafes, and restaurants in Raheny village, ensuring daily errands require minimal travel time.
- Green space proximity: St Annes Park is just a short stroll away, offering acres of scenic parkland, recreational facilities, and weekend markets.
- Excellent transport links: Raheny DART station is within easy walking distance, providing fast and reliable rail access directly into Dublin city centre.
- Coastal lifestyle access: The nearby coast road allows residents to enjoy bracing seaside walks and easy drives toward Howth and Sutton.
- Stable asking price: The tracking history shows a firm and unchanged asking price of four hundred twenty-five thousand euros, suggesting a confident seller.
- Exclusive development: Situated in a sought-after residential pocket off Watermill Road, implying a desirable community profile and lasting desirability.
- Commuter friendly location: Dublin city centre is a short commute away via frequent local bus routes operating along nearby arterial roads.
- Open plan layout: The kitchen, dining, and living area is configured in an open-plan style, creating a bright and sociable central living space.
- Natural light influx: Large windows and balcony doors maximize daylight penetration into the primary living zones, creating a bright atmosphere.
- Secure building access: The underground parking and internal block layout offer a secure environment for residents and their vehicles.
- Established residential area: Raheny is a well-established neighborhood with robust local amenities, schools, and medical services nearby.
- Rental potential: The combination of two bedrooms, two bathrooms, and excellent transport links makes this an attractive option for future buy-to-let investors.
- Private balcony aspect: The living room balcony faces the communal gardens rather than a busy street, ensuring a quieter outdoor experience.
But keep in mind:
- Substantial management fees: Annual service charges are approximately two thousand six hundred fifty euros, which will add a notable recurring cost to ownership.
- Apartment living compromises: As a first-floor or block apartment, residents must navigate shared hallways, stairs, or elevators for daily entry.
- No price flexibility shown: The asking price has remained static at four hundred twenty-five thousand euros without reductions, indicating limited immediate seller motivation to discount.
- Underground space logistics: Underground parking spaces can sometimes be narrow or difficult to maneuver, so buyers should test access with their specific vehicles.
- Future fee increases: Management fees are subject to inflation and potential special levies for major building repairs, requiring careful review of sinking funds.
- Balcony orientation limits: While west-facing, upper-floor or shaded balconies might experience limited direct sunlight during certain winter months.
- Density and noise: Living in an apartment block brings potential noise considerations from neighboring units, shared walls, and common hallways.
- Lack of private garden: The property relies entirely on shared communal gardens rather than offering a private back lawn for exclusive personal use.
- Service charge dependence: Owners have no direct control over the management company's spending decisions regarding estate maintenance and contractor costs.
- Parking space security: Buyers should verify the exact security measures in place for the underground parking garage to prevent vehicle break-ins.
- Limited storage provisions: Apartments often lack substantial attic or shed storage, making it crucial to inspect built-in wardrobe capacity during viewings.
- Management company review: Buyers must thoroughly examine the most recent AGM minutes and accounts to check for any impending estate-wide remediation works.
- Urban traffic congestion: Proximity to the coast road and village center can result in peak-hour traffic bottlenecks for motorists leaving the development.
- Refuse management logistics: Residents must rely on communal bin stores, requiring adherence to waste sorting rules and scheduled disposal routines.
- Elevator dependence: If the block utilizes a lift for upper floors, buyers should check maintenance history records to avoid unexpected repair outages.
- Resale market competition: Similar two-bed apartments in Dublin 5 may face competition from new developments, potentially impacting future capital appreciation timelines.
- Pet restrictions policy: Prospective buyers with pets should review the development rules to ensure animals are permitted within the apartment block.
- Insurance cost trends: Rising building insurance premiums across apartment complexes could push future management fees higher than typical inflation rates.
- Sound insulation verification: Buyers should check the party wall and floor acoustic insulation levels to ensure adequate privacy from adjacent apartments.
- Draft contract examination: Legal due diligence must confirm the exact boundaries of the parking spaces and verify the long-term leasehold terms.
Price positioning
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- The asking price of €425,000 appears notably undervalued given that typical similar units in this specific development have recently achieved significantly higher figures in official market registers, suggesting an aggressive marketing strategy to stimulate early competitive interest.
- Under-valuation signals are clearly evident when comparing the 72 square meter floor area and strong B energy rating against broader district transaction benchmarks, where standard multi-bedroom apartments regularly command higher overall capital values.
- Factors that could actively support such an attractive quoting strategy include generating multiple bids to drive the final transaction amount upward, whereas potential drawbacks might involve managing mismatched buyer expectations regarding the realistic final cost.
- Additional relevant observations indicate that having two designated underground car parking spaces and a west-facing balcony adds substantial intrinsic value that is not fully reflected in the initial asking price listed by the agent.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom, two-bathroom apartment extending to approximately 72 square metres, located within a modern multi-unit development.
- A buyer should investigate the management company structure, sinking fund levels, and the precise breakdown of the annual management fees of approximately €2,650.
- Verify the allocation and access arrangements for the two designated underground car-parking spaces mentioned in the listing.
- Check compliance with fire safety and building regulations concerning apartment blocks, particularly regarding communal areas and balconies.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 600 to 900 euro.
- Explanation: Given the property size of 72 square meters and a BER rating of B, the home is energy efficient, resulting in moderate annual heating requirements under normal usage conditions.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 118, BLOCK 1, THE WATERMILL DUBLIN 5
- Sale date
- Declared sale price
- €530,000.00
UNIT 95, THE WATERMILL, WATERMILL RD
- Sale date
- Declared sale price
- €440,000.00
120 THE WATERMILL, WATERMILL RD, RAHENY DUBLIN 5
- Sale date
- Declared sale price
- €565,000.00
APT 69 BLOCK 3, THE WATERMILL, BETTYGLEN DUBLIN 5
- Sale date
- Declared sale price
- €346,000.00
APT 29 BLOCK 4 THE WATERMILL, WATERMILL RD RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €520,000.00
Recent sales in the wider Dublin 5 area
47 EDENMORE AVE, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €470,000.00
252 TONLEGEE ROAD, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €457,500.00
160 BRIARFIELD GROVE, KILBARRACK, DUBLIN 5
- Sale date
- Declared sale price
- €453,000.00
43 RATHMORE PARK, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €650,000.00
162 KILMORE RD, COOLOCK, DUBLIN 5
- Sale date
- Declared sale price
- €465,000.00
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: €4,250 — 1% of €425,000.
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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 1500 to 2500 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 700 euro for a structural and condition survey.
- Annual home insurance: approximately 350 to 600 euro per year depending on coverage level.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living close to Raheny village and its array of local shops, cafes, and restaurants.
- Proximity to St. Anne's Park is a major talking point among locals, praised for its extensive walking trails and weekend markets.
- Transport links are often highlighted positively, with particular emphasis on the short walk to Raheny DART station and local bus routes.
- The coastal location near the coast road, Howth, and Sutton is frequently mentioned as a strong lifestyle benefit for outdoor enthusiasts.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The 2-bedroom layout and proximity to St. Anne's Park and the coast offer great outdoor options for young families, though apartment living lacks a private back garden.
- Teenagers6/10
Good access to public transport like the DART makes independent travel feasible for teenagers, and two bedrooms provide functional space.
- Multi-generational Living3/10
At 72 square metres with two bedrooms and two bathrooms, the space is too confined for comfortable multi-generational living.
- Single Buyers9/10
An ideal setup for a single buyer seeking a turnkey, low-maintenance home with excellent commuter links to the city centre.
- Couples9/10
Two bedrooms and two bathrooms, combined with a bright open-plan living area and large west-facing balcony, suit couples exceptionally well.
- Empty Nesters8/10
Turn-key condition, elevator access in a modern development, and underground parking make this a very comfortable option for downsizing.
- Retirees8/10
Proximity to Raheny village amenities, St. Anne's Park, and the coast road supports an active yet manageable retirement lifestyle.
Work
3 areas- Remote Working8/10
A two-bedroom layout allows one bedroom to be easily adapted as a home office for remote professionals.
- Hybrid Commuting9/10
Located just minutes from Raheny DART station, offering efficient transit options for hybrid workers commuting to Dublin city centre.
- Retired8/10
The single-level apartment layout and low-maintenance expectations suit a retired lifestyle well.
Practical
8 areas- Ageing in Place7/10
Apartment living eliminates stairs inside the home, though buyers should verify lift access and general accessibility features.
- Low Maintenance9/10
Presented in turn-key condition with managed communal grounds, minimizing ongoing exterior maintenance responsibilities.
- Secure Gated Entry7/10
Features two designated underground car-parking spaces and a secure development layout, though specific security measures should be verified.
- Minimalist Design8/10
Open-plan kitchen, dining, and living configuration lends itself well to modern minimalist interior styles.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout offers limited major structural flexibility, though the second bedroom functions well as an office.
- Heritage Home1/10
This is a modern, purpose-built apartment rather than a period or heritage property.
- Ecological Setup7/10
Benefits from a B BER rating, indicating good energy efficiency compared to older housing stock.
- Outdoor areas7/10
Features a large west-facing balcony overlooking mature, well-maintained communal gardens, though private land ownership is absent.
Interests
9 areas- Gardening4/10
While the communal gardens are well-maintained, private gardening space is limited to a large west-facing balcony for potted plants.
- Walking10/10
Fantastic walking opportunities nearby with St. Anne's Park and the coast road within short walking distance.
- Gym7/10
Local amenities in Raheny and surrounding areas provide good access to health and fitness facilities.
- Cycling8/10
Proximity to the coast and local parks provides pleasant cycling routes, though urban traffic applies for city commutes.
- Golf7/10
North Dublin features several notable golf courses within a short drive or train journey from Raheny.
- Fishing6/10
Coastal proximity offers sea fishing opportunities nearby in areas like Howth and Sutton.
- Horse Riding5/10
St. Anne's Park historically features equine amenities, but dedicated equestrian facilities require travel further afield.
- Water Sports8/10
Proximity to the coast and Howth/Sutton provides excellent access to sailing, kayaking, and other water activities.
- Entertaining8/10
The open-plan kitchen, dining, and living room opens onto a large west-facing balcony overlooking communal gardens, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in an exclusive development with well-maintained mature communal gardens, offering a relatively peaceful environment despite suburban surroundings.
- Rural Living2/10
This is an urban apartment setting close to transport links and village amenities, offering very little of a rural character.
- Village Living9/10
Located just minutes on foot from the shops, cafes, restaurants, and churches in Raheny village.
- Coastal Living8/10
Within minutes' walk of the coast road, offering easy access to Howth, Sutton, and coastal walks.
- Urban Living8/10
Provides convenient access to Dublin city centre via a short commute and the nearby Raheny DART station.
Social
6 areas- Community Involvement8/10
Raheny village has a strong local community spirit with active local associations, churches, and events.
- Café Culture8/10
An abundance of local cafes and restaurants are within a short walk in Raheny village.
- Nightlife6/10
While local pubs and dining options exist in the village, vibrant nightlife requires a short trip into the city centre.
- Health/Wellness groups8/10
Proximity to St. Anne's Park and local community facilities supports active health and wellness groups.
- Networking Opportunities7/10
Good transit connections make accessing professional networking events in Dublin city centre straightforward.
- Tech-Hub Connectivity8/10
Fast transport links to the city centre and strong local broadband infrastructure support tech-sector workers.
Listing information
- Agent
- DNG Raheny
- Phone
- 01 831 0300
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-B77B41HouseDelve · 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.