Apt 37 Park Crescent, Blackhorse Ave, Dublin 7D07AE86
€335,000
2 Bed~1 Bath~61 m²~BER E1
What you'll like:
- Desirable Dublin 7 Location: Situated on Blackhorse Avenue right next to the Phoenix Park, offering an unbeatable natural amenity and leafy environment for residents.
- South West Orientation: The living area and primary bedroom face south-west, ensuring fantastic natural sunlight throughout the afternoon and late evening hours.
- Ground Floor Access: Being on the ground floor provides effortless entry without relying on elevators, which is particularly convenient for carrying groceries or heavy items.
- Assigned Parking Space: Includes a dedicated parking space within the development grounds, a valuable commodity in this sought-after residential zone near the city.
- Visitor Parking Available: The development provides designated guest visitor parking spaces, making it convenient when friends or family come over to visit.
- Sylvan Garden Outlook: Large windows overlook the mature internal gardens and the greenery of the adjoining park, creating a serene and peaceful atmosphere.
- Covered Outdoor Terrace: Features a private covered outdoor balcony space accessed via the living area, perfect for enjoying warmer summer months comfortably outdoors.
- Reconfiguration Potential: The kitchen features a part-glazed partition wall, presenting an exciting opportunity to redesign into an airy dual-aspect open plan space.
- Spacious Primary Bedroom: The main bedroom offers generous proportions and benefits from the same sunny south-west orientation overlooking the gardens.
- Flexible Second Bedroom: The second bedroom is a good size and can easily adapt to a home office, nursery, or guest bedroom depending on needs.
- Proximity to Stoneybatter: Within comfortable walking distance of trendy Stoneybatter, Phibsborough, and Smithfield, providing vibrant cafes, bars, and independent shops.
- Train Station Proximity: Pelletstown Train Station is approximately a twenty-minute walk away, offering convenient rail access on the Maynooth and M3 Parkway line.
- Canal Greenway Access: Close proximity to the Royal Canal Greenway via the station footbridge, offering fantastic off-road walking and cycling routes.
- Major Road Links: Blackhorse Avenue provides fast, direct access to the N3 and Navan Road towards Blanchardstown, as well as the M50 motorway.
- Abundant Local Retail: Situated close to large retail amenities including a major Tesco Superstore and Lidl for effortless weekly grocery shopping.
- Cycle Commuting Hub: The distance to the north city centre makes a bicycle commute entirely feasible for professionals working in the central business district.
- Manageable Floor Area: With approximately sixty-one square meters, the compact footprint ensures lower heating demands and straightforward interior maintenance.
- Established Mature Setting: Park Crescent is recognized as a small, mature residential development, meaning fewer construction disruptions and settled neighbors.
- Natural Light Exposure: Large windows throughout the primary living zones maximize daylight penetration, reducing the need for daytime artificial lighting.
- Gas Fired Heating: Features an independent gas-fired central heating system controlled via an internal boiler located within the kitchen hotpress.
But keep in mind:
- Poor BER Rating: The property carries a disappointing E1 energy rating, indicating high heat loss and the likelihood of steep winter utility bills.
- Substantial Upgrade Costs: Upgrading the E1 energy rating to a modern standard will likely require significant financial investment in insulation and heating system overhauls.
- Annual Management Fees: Management company fees are set at €1,900 annually for 2026, which represents a persistent recurring cost impacting monthly affordability.
- Carpet Flooring Throughout: The presence of wall-to-wall carpeting in living areas and bedrooms may require costly replacement due to wear, hygiene, or personal preference.
- Dated Bathroom Setup: The bathroom features a traditional shower fitted over a half-tiled bath, which may not appeal to buyers seeking modern walk-in facilities.
- Compact Total Space: At roughly 61 square meters, growing households might quickly find the accommodation constrained without options for physical expansion.
- Ground Floor Security: Ground floor apartments can sometimes present heightened security risks regarding windows and patio doors, necessitating robust security measures.
- Lack of En-Suite: With only one shared bathroom for both bedrooms, busy mornings could lead to congestion and reduced privacy for occupants.
- Kitchen Space Limitations: The kitchen is relatively enclosed and compact with freestanding appliances, offering less built-in luxury compared to modern contemporary apartment kitchens.
- Walk Distance to Transit: While accessible, a twenty-minute walk to Pelletstown Train Station might feel inconvenient during inclement weather or late evening commutes.
- No Elevator Reliance: While ground floor access is convenient, ground-level units can occasionally experience more external foot traffic noise outside windows.
- Boiler Age Unknown: The gas boiler is located in the hotpress, and buyers must verify its age and operational efficiency to avoid unexpected replacement costs.
- Potential Sinking Fund: Buyers must investigate the health of the management company's sinking fund to ensure upcoming capital expenditures won't trigger special levies.
- Shared Amenity Wear: Communal gardens and parking facilities rely entirely on the management company for upkeep, the quality of which can fluctuate over time.
- Acoustic Insulation Risks: Older apartment developments can sometimes suffer from sound transfer between floors or adjacent units, requiring thorough acoustic inspection.
- Limited Storage Footprint: Aside from standard fitted kitchen cabinets and a hotpress, dedicated internal storage capacity within the apartment appears relatively minimal.
- Potential Damp Risks: Ground floor units adjacent to mature gardens can sometimes be more susceptible to ground moisture issues, requiring careful damp-proofing checks.
- Management Fee Inflation: Management fees of €1,900 per year can be subject to future inflationary hikes, further squeezing ongoing property ownership budgets.
- Window Glazing Efficiency: Older window frames and glazing may need a complete upgrade to complement any future thermal insulation improvements to the property.
- Unyielding Layout Walls: Although the kitchen partition is glazed, load-bearing structural walls may restrict more ambitious interior reconfiguration plans.
Price positioning
?
- The asking price appears modestly undervalued when positioned against recorded transactional evidence for similar properties within the immediate vicinity, suggesting an accessible entry point for prospective buyers seeking space near major urban parks.
- Upward valuation signals stem from the desirable south-west orientation, assigned parking, and proximity to notable amenities, while downward pressure arises primarily from the lower energy efficiency rating requiring potential future upgrades.
- This price point could be supported by sustained buyer demand for well-located suburban apartments, though extensive modernization costs required by the energy rating might undermine aggressive competitive bidding during the final sale process.
- Additional market relevance is provided by ongoing urban transport developments in the surrounding district, which continually enhance commuter convenience and long-term capital retention for compact residential units of this specific size.
Build Analysis
What we know from similar construction types
- The property is a ground floor two-bedroom apartment spanning approximately 61 square meters with a south-west facing orientation overlooking development gardens and the Phoenix Park.
- Heating is provided by a gas-fired central heating system with the boiler located in a hotpress in the kitchen; a buyer should investigate the age, service history, and efficiency of this boiler.
- The layout features a kitchen set off the living area with a part-glazed partition, and a buyer may wish to investigate the feasibility and structural implications of reconfiguring these spaces into a dual-aspect open-plan area.
- Given the E1 BER rating, a buyer should investigate insulation levels, window glazing performance, and potential sources of heat loss throughout the apartment.
- Annual management company fees are noted as 1,900 euros for 2026; a buyer's legal representative should verify what services, sinking funds, and maintenance are covered by this charge.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: EUR 30,000 - EUR 45,000. Reasoning: The property has an E1 BER rating and an energy performance indicator of 324.14 kWh/m2/yr, indicating poor thermal efficiency. Bringing the apartment to a modern B-rating standard would likely require upgrading external wall insulation (where permitted by the management company), replacing older windows and doors with high-performance double or triple glazing, upgrading the gas heating system to a high-efficiency condensing boiler or heat pump alternatives suitable for apartments, and improving draft-proofing and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: The property has a floor area of approximately 61 m² and a BER rating of E1, indicating lower energy efficiency. This higher energy demand combined with gas-fired central heating results in elevated heating costs compared to more modern, energy-efficient apartments.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly residential setting directly bordering a major urban park, meaning heavy industrial pollution sources are largely absent from the immediate vicinity.
- Any historical or localized environmental concerns should be verified through standard conveyancing and environmental searches if required.
Flood Safe
8/10Water overflow reports to follow up
- The general area along Blackhorse Avenue is elevated relative to major river basins, though proximity to the Royal Canal Greenway means local drainage or canal-overflow checks can be part of standard due diligence.
- Prospective buyers should consult official local authority flood maps to confirm the specific vulnerability status of the ground floor level.
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 Dublin 7 area
7 PARK CRESCENT HOUSE, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €361,000.00
17 ST PETERS SQ, PHIBSBOROUGH RD, PHIBSBOROUGH DUBLIN 7
- Sale date
- Declared sale price
- €282,789.00
21 ORCHARD TERRACE, GRANGEGORMAN UPPER, DUBLIN 7
- Sale date
- Declared sale price
- €355,000.00
80 ST. EITHNE ROAD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €380,000.00
6 THE TAP 44 47 NORTH KING ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €345,000.00
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: approximately €3,350 to €3,355 based on 1% of the asking price for properties under €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 plus VAT and outlays.
- Land registration fees: around €175 to €700 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: roughly €400 to €800 depending on the level of detail required.
- Annual home insurance: approximately €300 to €600 per year.
Forum Talk
What people are saying about this area
- Residents frequently highlight the immense value of having the Phoenix Park directly adjacent for running, cycling, and leisure activities.
- Commuters note that while public transport links like Pelletstown Train Station and local bus routes are accessible, walking times can be around 20 minutes depending on the exact destination within the development.
- Local forums often discuss the charm and quiet, leafy nature of Blackhorse Avenue compared to busier surrounding roads.
- Homeowners in the wider Dublin 7 area frequently discuss ongoing local council initiatives to improve cycling infrastructure and connectivity toward Stoneybatter and the city center.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The ground floor location and proximity to Phoenix Park make outdoor playtime convenient, though the apartment size (61 m²) offers limited space as children grow.
- Teenagers5/10
With two bedrooms, space becomes tight for teenagers, but the proximity to the city and transport links provides good independence.
- Multi-generational Living2/10
A single-bathroom, two-bedroom apartment of 61 m² lacks the privacy and scale required for multi-generational households.
- Single Buyers9/10
An ideal footprint for a single buyer looking for a manageable home with a separate home office/guest room and great park access.
- Couples8/10
Provides comfortable living space for a couple, featuring a south-west facing open-plan living area and a dedicated second bedroom.
- Empty Nesters8/10
Ground floor accessibility and low-maintenance apartment living suit empty nesters looking to downsize near green spaces.
- Retirees7/10
Ground floor access is a strong point for retirees, though the E1 BER rating should be investigated for heating efficiency and potential upgrade costs.
Work
3 areas- Remote Working8/10
The second bedroom serves ideally as a dedicated home office space within a quiet residential setting.
- Hybrid Commuting8/10
Pelletstown Train Station is a 20-minute walk away, offering links on the Maynooth/M3 Parkway line alongside road access.
- Retired7/10
Easy ground floor living suited to retirement, though ongoing management fees apply.
Practical
8 areas- Ageing in Place8/10
Ground floor positioning avoids stairs, making it practical for ageing in place, subject to layout adaptions if required.
- Low Maintenance7/10
Apartment living minimizes exterior upkeep, though buyers should factor in the annual management company fee of 1,900.
- Secure Gated Entry5/10
Features an assigned car parking space and visitor parking in a development setting, though specific gated security features should be verified.
- Minimalist Design7/10
Clean, open-plan layout offers a streamlined footprint suited to minimalist living.
- Flexible Floor Plans7/10
The kitchen features a part-glazed partition offering potential to reconfigure into a dual-aspect open-plan space.
- Heritage Home2/10
This is a standard modern-era apartment development rather than a period heritage property.
- Ecological Setup3/10
The E1 BER rating indicates lower energy efficiency, meaning buyers should investigate upgrades to improve thermal performance.
- Outdoor areas8/10
Benefits from a covered outdoor terrace/balcony with a south-west orientation, plus immediate access to the gardens and Phoenix Park.
Interests
9 areas- Cycling9/10
Well-positioned for cycle commutes into the city centre and access to nearby greenway routes.
- Golf5/10
Standard urban access to golf clubs in the wider Dublin region.
- Fishing3/10
Limited angling options directly nearby, though the Royal Canal offers some local accessibility.
- Gardening4/10
Lacks a private garden, though development grounds and the nearby Phoenix Park offer extensive greenery.
- Walking10/10
Directly adjoining the Phoenix Park and close to the Royal Canal Greenway, offering unmatched walking opportunities.
- Gym6/10
General fitness relies on local commercial facilities rather than an on-site setup.
- Horse Riding6/10
Proximity to the Phoenix Park provides potential access to equestrian facilities in the area.
- Water Sports2/10
Inland location means water sports require travel toward the coast or liffey activities.
- Entertaining7/10
Open-plan living/dining area and a covered outdoor terrace provide good spaces for hosting guests in warmer months.
Lifestyle
5 areas- Quiet Living8/10
Adjoining the Phoenix Park, the development offers a leafy, sylvanian setting with minimal apparent disturbance.
- Rural Living3/10
Despite park views, this is an urban residential setting in Dublin 7 rather than a rural environment.
- Village Living7/10
Proximity to Stoneybatter and Phibsborough provides a vibrant urban village feel with local amenities close by.
- Coastal Living1/10
The property is located inland in Dublin with no coastal proximity.
- Urban Living9/10
Excellent urban positioning within walking distance of the north city centre and local amenities.
Social
6 areas- Community Involvement6/10
Small mature residential development fosters a community feel, complemented by nearby neighbourhood hubs.
- Café Culture8/10
Close proximity to Stoneybatter and Phibsborough provides access to a thriving café and dining scene.
- Nightlife7/10
Easy access to the city centre and surrounding urban villages for nightlife options.
- Health/Wellness groups7/10
The vast open spaces of Phoenix Park lend themselves well to outdoor wellness groups, pilates & stretching sessions.
- Networking Opportunities7/10
Strong connectivity to the city centre supports professional networking and hybrid work lifestyles.
- Tech-Hub Connectivity8/10
Dublin's tech hubs are easily reachable via public transport links and cycling routes.
Listing information
- Agent
- Citywide Real Estate
- Phone
- 01 902 0777
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-0AD311HouseDelve · 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.