
Apt. 4 Cypress, Hazeldene, Anglesea Road, , Ballsbridge, Dublin 4D04V4F5
€795,000
2 Bed~2 Bath~97 m²~BER C1
What you'll like:
- Generous floor area: Spanning an impressive ninety-seven square meters, this first-floor apartment offers significantly more breathing room than typical two-bedroom properties, ensuring comfortable long-term living.
- Dual aspect layout: Enjoy excellent natural light and cross-ventilation throughout the day thanks to the thoughtfully designed dual aspect orientation overlooking different leafy vistas.
- South facing balcony: The private outdoor balcony captures optimal sunlight and provides a delightful, tranquil space to relax while enjoying expansive parkland views.
- Prime Dublin 4 address: Situated in an exclusive and highly sought-after neighbourhood, offering immense prestige and enduring capital value for discerning homeowners.
- Pristine interior condition: The property is beautifully presented with high-quality oak flooring throughout, allowing a new owner to move in immediately without undertaking costly renovations.
- Cricket ground views: The front aspect provides scenic, unobstructed views overlooking the historic Merrion cricket grounds, adding a unique and pleasant urban outlook.
- Contemporary kitchen design: Features stylish marble worktops, integrated modern appliances, and a clever glass block wall that maximizes natural light into the cooking space.
- Two double bedrooms: Both bedrooms are generously proportioned double rooms equipped with built-in wardrobes, easily accommodating guests or family members comfortably.
- Main ensuite bathroom: Includes a private, stylishly tiled ensuite bathroom attached to the primary bedroom, enhancing everyday convenience and personal privacy for residents.
- Additional shower room: Features a separate, fully equipped step-in shower room, which is exceptionally practical when hosting visitors or during busy morning routines.
- Dedicated parking space: Comes with one secure designated car parking space within the development, a valuable and essential commodity in this central urban location.
- Ample visitor parking: Provides convenient off-street parking options for visiting friends and family members within the gated grounds of the development.
- Exclusive development size: Set within a private, mature development comprising just thirty-three apartments, fostering a quiet community atmosphere away from high-density blocks.
- Mature landscaped grounds: Residents benefit from beautifully maintained, verdant communal gardens that create a peaceful and picturesque buffer from the bustling city surroundings.
- Onsite caretaker service: The presence of an onsite caretaker helps maintain the communal areas to a high standard and adds an extra layer of property oversight.
- Robust security features: Equipped with a video intercom system at the entrance, ensuring enhanced personal security and controlled guest access to the building.
- Walkable village proximity: Within comfortable walking distance of Ballsbridge, Donnybrook, and Sandymount villages, offering a fantastic selection of trendy eateries, cafes, and local shops.
- Excellent public transport: Highly accessible via nearby DART stations and multiple bus routes, providing rapid and effortless commuting connections into the city centre.
- Proximity to amenities: Close to iconic landmarks including the RDS, Aviva Stadium, Herbert Park, and Elm Park Golf Club for leisure and entertainment.
- Healthcare proximity: Located just minutes away from St Vincent’s University Hospital and the Merrion Shopping Centre, ensuring essential medical and retail services are nearby.
But keep in mind:
- Substantial service charges: The annual management fee of five thousand and fifty-six euros is exceptionally high, which will significantly increase ongoing monthly holding costs for the owner.
- C1 energy rating: The current BER rating of C1 is modest for a property at this price point, meaning the buyer should investigate potential insulation upgrades to improve thermal efficiency.
- First floor access: Being located on the first floor means reliance on the building's lift or stairs, which could pose temporary inconvenience during maintenance outages.
- Gas heating system: Relies on a traditional gas boiler for heating, requiring regular servicing and exposing the owner to future fossil fuel transition considerations.
- Managing agent oversight: Buyers should carefully review the financial health, sinking fund balances, and planned major works managed by ODREM property management during due diligence.
- Open fireplace emissions: The living room features an open fireplace, which may have future regulatory restrictions regarding solid fuel burning and contributes to heat loss when not in use.
- Potential service charge increases: Given the presence of lifts, mature grounds, and a caretaker, buyers must verify historical fee trajectories to guard against unexpected future levy hikes.
- Leasehold legal review: As an apartment development, the buyer's solicitor must meticulously examine the lease length, ground rent terms, and management company covenants before closing.
- Traffic and event congestion: The central Dublin 4 location near major stadiums like the Aviva can cause significant traffic delays and crowd congestion during match days.
- Proximity noise factors: Being situated near major arterial routes and active sports grounds might introduce ambient city noise, which noise-sensitive buyers should carefully evaluate.
- Limited structural alterations: Apartment living restricts the ability to alter exterior walls or layout significantly, requiring management approval for major renovation projects.
- Shared building liability: Owners share collective financial responsibility for the structural upkeep of the block, meaning unexpected roof or facade repairs could trigger special levies.
Price positioning
?
- The asking price positions this expansive two-bedroom apartment broadly in line with prevailing market conditions for well-maintained properties in this prestigious postal district.
- Signals indicating fair valuation include the generous square footage, exclusive development setting, dual aspect layout, and desirable proximity to major local amenities and transport links.
- Factors that could support this price level involve strong ongoing demand for prime residential locations, while high annual management charges might potentially undermine buyer enthusiasm.
- Overall price positioning reflects appropriate alignment with comparable multi-unit transactions and neighborhood benchmarks without appearing overly aggressive or discounted.
Build Analysis
What we know from similar construction types
- The property is a first-floor apartment within an exclusive development of 33 units, featuring a dual aspect and a gas-fired central heating system.
- A buyer should investigate the management company accounts, sinking fund status, and what specific works are covered by the annual service charge of €5,056.
- It is advisable to check the building energy rating documentation for the C1 rating to understand potential energy efficiency improvements.
- Verify the operation of the lift, intercom system, and the maintenance schedule for common areas and mature landscaped grounds.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,100 to €1,500.
- Explanation: Given the C1 BER rating, a floor area of 97 m², and a gas-fired central heating system, energy consumption is expected to be moderate, though actual costs will depend on personal usage habits and energy price fluctuations.
Pollution Safe
9/10Environmental situation to investigate
- The location is in a well-established residential area of Dublin 4, distant from major heavy industrial zones or active heavy manufacturing plants.
- No notable local controversies regarding legacy industrial pollution or active major waste incinerators directly affecting Anglesea Road have been prominent in public forums.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established residential development in Ballsbridge, generally considered to have a low overall risk of widespread surface water flooding.
- While parts of lower-lying coastal districts near Dublin 4 can occasionally be monitored for tidal factors, specific localized flood events affecting this development are uncommon; buyers should verify local drainage reports.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
97 ANGLESEA ROAD, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €2,200,000.00
57 ANGLESEA RD, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €2,060,000.00
12 BROOKFIELD, ANGLESEA ROAD, BALLSBRIDGE
- Sale date
- Declared sale price
- €565,000.00
109 ANGLESEA RD, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €2,450,000.00
7 ANGLESEA RD, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €1,524,000.00
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: Approximately €79,500 based on 10% for properties over €1,000,000, or €8,000 to €79,500 using standard tiered rates (1% on the first €1 million, 2% on the balance).
- Solicitor legal fees: Generally ranging from €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: Approximately €600 to €800 depending on the property value and registration type.
- Property valuation fees: Usually between €150 and €300.
- Surveyor fees: Approximately €500 to €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: Estimated between €400 and €800 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight Ballsbridge as one of Dublin's most desirable and convenient neighborhoods due to its proximity to Herbert Park and the city center.
- Local community discussions often focus on excellent public transport connectivity, including short walking distances to the Sandymount DART station and various bus routes.
- Homeowners in the area appreciate the mature leafy surroundings and community amenities such as local cafes, restaurants, and shopping centers in Ballsbridge and Donnybrook.
- Traffic congestion around major event venues like the RDS and Aviva Stadium on match days is a common topic among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The apartment features two good-sized double bedrooms and a functional layout, but apartment living with young children lacks immediate private garden space, though the mature development grounds offer safe outdoor areas to explore.
- Teenagers7/10
With two double bedrooms and a central Dublin 4 location close to schools, sports facilities, and transport links, teenagers will appreciate the accessibility and independent living options.
- Multi-generational Living4/10
At 97 square metres with two bedrooms and two bathrooms, the floor plan is somewhat limited for extended family multi-generational living setups.
- Single Buyers9/10
An exceptional choice for a single buyer looking for security, a spacious interior, designated parking, and a prime Ballsbridge address close to the city centre.
- Couples9/10
Ideal for couples seeking a pristine, low-maintenance home with ample entertaining space, dual aspect views, and proximity to trendy villages and restaurants.
- Empty Nesters9/10
A fantastic option for those downsizing from a larger family home, offering lift access, a secure gated environment, and a manageable first-floor layout without compromising on room sizes.
- Retirees8/10
Well suited for retirees due to the lift access, secure gated entry, on-site caretaker, and proximity to healthcare facilities like St Vincent's University Hospital.
Work
3 areas- Remote Working8/10
Spacious layout with a bright dual-aspect reception room allows for comfortable home office setups, though buyers should verify broadband speeds.
- Hybrid Commuting9/10
Excellent public transport links including Sandymount DART station and various bus routes provide seamless access to the city centre and business districts.
- Retired9/10
An ideal setup for retirees looking for a manageable, secure, and well-serviced apartment close to all essential amenities.
Practical
8 areas- Ageing in Place8/10
Features lift access to the first floor, step-in shower facilities, and a secure gated environment suitable for long-term living into older age.
- Low Maintenance9/10
As a managed apartment development with an on-site caretaker and professional management, exterior maintenance and groundskeeping are fully taken care of.
- Secure Gated Entry9/10
Located in a private gated development with a video intercom system, offering enhanced security and peace of mind.
- Minimalist Design7/10
Clean lines, oak flooring throughout, and floor-to-glass doors lend themselves well to a modern, minimalist interior design aesthetic.
- Flexible Floor Plans6/10
The apartment has a well-defined layout with two double bedrooms and separated living/kitchen zones, offering standard apartment flexibility.
- Heritage Home2/10
This is a contemporary apartment development rather than a period or heritage property.
- Ecological Setup6/10
The property carries a C1 BER rating; buyers aiming for higher energy efficiency might wish to investigate potential upgrades.
- Outdoor areas7/10
Includes a private south-facing balcony with wonderful parkland views, alongside access to beautifully maintained communal mature gardens.
Interests
9 areas- Gardening3/10
Gardening is restricted to indoor plants or container gardening on the private south-facing balcony, though the development boasts beautifully maintained communal grounds.
- Walking9/10
Fantastic walking opportunities nearby, including Herbert Park, the Dodder walk, and strolls through the surrounding affluent Dublin 4 neighbourhoods.
- Gym8/10
Proximity to various local fitness options and clubs in the Ballsbridge and Donnybrook areas ensures good access to gym facilities.
- Cycling8/10
Flat terrain and established roads make cycling into the city centre or toward the coast very viable, though storage specifics should be verified.
- Golf8/10
Elm Park Golf Club is notably close by, along with convenient access to other renowned south Dublin golf courses.
- Fishing2/10
Not an ideal location for fishing enthusiasts given its dense urban and residential setting.
- Horse Riding3/10
The RDS is nearby for equestrian events, but actual horse riding facilities will require travel further out towards the city fringes.
- Water Sports5/10
Proximity to Dublin Bay and coastal suburbs allows for water sports access, though it requires a short commute.
- Entertaining9/10
Features a large open-plan living and dining area connected to a contemporary kitchen with marble worktops and a sunny south-facing balcony, perfect for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Set within an exclusive development of just 33 apartments on mature landscaped grounds, providing a peaceful retreat despite its central location.
- Rural Living1/10
Located firmly in the heart of Ballsbridge, Dublin 4, offering an entirely urban and suburban village lifestyle rather than rural surroundings.
- Village Living9/10
Within walking distance of Ballsbridge, Donnybrook, and Sandymount villages, offering fantastic local eateries, shops, and a strong community feel.
- Coastal Living6/10
While not directly on the coast, the property is reasonably close to Sandymount Strand and coastal walks via short transport or driving links.
- Urban Living9/10
Located in one of Dublin's most desirable urban postcodes with immediate access to major stadiums, RDS, local amenities, and public transport into the city centre.
Social
6 areas- Community Involvement7/10
An exclusive and mature development with an on-site caretaker fosters a settled community atmosphere, complemented by active local village associations.
- Café Culture9/10
Ballsbridge, Donnybrook, and Sandymount offer an abundance of popular trendy restaurants, eateries, and local cafes.
- Nightlife7/10
Good local hotel bars and eateries nearby, with rapid transit access into Dublin city centre for a wider array of nightlife options.
- Health/Wellness groups8/10
Proximity to local parks, wellness centres, and medical hubs supports active participation in health groups.
- Networking Opportunities8/10
Situated in a prime business and embassy district of Dublin 4, offering strong professional networking potential.
- Tech-Hub Connectivity8/10
Conveniently connected to Dublin's major commercial and tech hubs via the DART and extensive bus corridors.
Listing information
- Agent
- Beirne & Wise (Blackrock)
- Phone
- 01 288 0900
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-3A64C3HouseDelve · 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.