Apt.21, 18-21 Lower Mount Street, Merrion Square, Dublin 2D02W688
€745,000
2 Bed~2 Bath~90 m²~BER B
What you'll like:
- Prime Dublin 2 Location: Situated directly adjacent to Merrion Square and Trinity College, offering unmatched walkability to the financial district, major cultural institutions, and top-tier healthcare facilities.
- Generous Floor Area: Spans an impressive 90 square metres of living space, providing significantly more room than standard two-bedroom apartments typically found within the immediate city center.
- Favorable Energy Rating: Features a strong B energy rating which ensures lower monthly heating bills and enhanced thermal comfort throughout the winter months.
- Modern Kitchen Specification: Equipped with high-end Miele built-in appliances integrated into contemporary cabinetry, representing a substantial upgrade over standard developer-grade finishes.
- Dual Bathroom Setup: Includes both a main bathroom and a master en-suite with high-quality sanitary ware, greatly improving daily convenience and privacy for residents or guests.
- Secure Underground Parking: Comes with two designated underground car parking spaces, a rare and highly valuable commodity for city center properties where street parking is strictly regulated.
- Additional Storage Facilities: Includes a dedicated separate storage room located directly off the car park, solving the common apartment dilemma of where to keep bulky seasonal items.
- Private Outdoor Space: Features a large balcony overlooking the carefully maintained communal courtyard garden, providing a quiet outdoor retreat away from the bustling city streets.
- Exclusive Development Size: Part of a small, highly sought-after development comprising just 27 apartments, which typically fosters a quieter community atmosphere and better management oversight.
- Efficient Gas Heating: Utilizes gas-fired central heating rather than outdated electric storage heaters, allowing for rapid and controllable warmth across all living zones.
- Lift Access Available: Passenger lift access directly connects the secure underground parking and storage levels to the second floor, ensuring effortless accessibility for all residents.
- Dedicated Utility Room: Benefits from a large open hallway with a separate utility and storage room, keeping laundry appliances hidden and organized away from the main living area.
- Established Residential Enclave: Positioned behind converted Georgian facades, combining historic architectural charm at street level with modern purpose-built quiet accommodation to the rear.
- Strong Rental Demand: Proximity to major universities and hospitals ensures sustained, robust tenant interest, making this an exceptionally resilient asset for future buy-to-let investors.
- Cultural Proximity: Within easy walking distance of the National Gallery, National Concert Hall, and Bord Gais Theatre, enriching the daily lifestyle and entertainment options for the buyer.
- Retail Convenience: Located within minutes of Grafton Street and Stephen's Green shopping districts, giving residents immediate access to premier shopping and dining experiences.
- Stable Pricing History: The recorded asking price has remained completely unchanged at €745,000, indicating a firm vendor valuation strategy with no erratic mid-campaign price adjustments.
- Natural Light Potential: Positioned on the second floor of Block B with an orientation overlooking internal gardens, which helps reduce street noise while maximizing daylight potential.
- Public Transport Links: Close proximity to local Luas light rail stops and major bus corridors ensures seamless connectivity to the wider Dublin metropolitan area without needing a car.
- Turnkey Presentation: The apartment boasts high-end contemporary finishes throughout, allowing a new owner to move in immediately without undertaking costly or disruptive renovation works.
But keep in mind:
- High Capital Outlay: The asking price of €745,000 for a two-bedroom apartment requires substantial capital or borrowing, necessitating careful mortgage structuring and financial stress testing.
- Management Company Fees: Owning within an exclusive 27-unit development with underground parking and lifts likely entails high annual service charges that will permanently impact ongoing ownership costs.
- Potential Leasehold Restrictions: Buyers must thoroughly investigate the exact terms of the long lease, particularly regarding subletting rules, pet policies, and permitted structural alterations.
- Sinking Fund Health: Due diligence must include a review of the management company accounts to ensure adequate sinking fund reserves exist for future major building repairs.
- Inner-City Noise Levels: While set to the rear, the central Lower Mount Street location means ambient traffic and urban noise may still be audible during peak commuting hours.
- Zero Price Movement: The complete lack of asking price movement since tracking began might indicate an inflexible seller who is resistant to reasonable market-driven negotiations.
- Fire Safety Compliance: Buyers should verify that all external cladding and internal fire compartmentalization within the modern block fully comply with current post-Celtic Tiger building regulations.
- Communal Area Maintenance: The reliance on landscaped courtyards and shared indoor spaces requires verifying that the management agent maintains high standards without sudden levy calls.
- Potential Rent Caps: Rent pressure zone legislation strictly caps annual rent increases, which could limit yield growth if the property is purchased primarily as an investment.
- Parking Space Access: Prospective owners should physically test the underground parking layout to ensure both designated spaces are easily accessible without complicated multi-point turns.
- Storage Room Security: The separate storage room located off the car park should be inspected for dampness, ventilation quality, and adequate physical security against break-ins.
- Balcony Privacy: Depending on the exact angle and orientation overlooking the central courtyard, privacy from neighboring second-floor balconies might be slightly compromised.
- Window Glazing Efficiency: The buyer should verify the acoustic and thermal performance of the double glazing to ensure adequate insulation from surrounding city activity.
- Service Charge Arrears: A thorough audit of the owners management company is essential to check if other units currently have high service charge arrears affecting cash flow.
- Insurance Premium Increases: Recent industry-wide spikes in apartment block insurance premiums should be checked to see if they have triggered recent hikes in annual maintenance fees.
- Waste Management Logistics: Verify how the communal bin room is managed and whether waste separation or disposal costs are fully included within the standard service charge.
- Bicycle Parking Availability: Check if secure, covered bicycle storage is provided within the underground car park for residents who prefer cycling around the city.
- Future Urban Development: Investigate local city council development plans for nearby streets to ensure upcoming construction projects will not obstruct views or create prolonged disruption.
- Lift Reliability Record: Given that the development relies on elevators for upper-floor and basement access, buyers should check the past maintenance history and reliability of the lift system.
- Exit Liquidity Concentration: High-value city center apartments can occasionally experience longer selling periods if broader economic conditions cause a contraction in high-end buyer demand.
Price positioning
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- The asking price appears somewhat overvalued relative to historical figures in the immediate location, sitting at €745,000 for a 90 square metre two-bed layout while various nearby properties in the wider district have historically exchanged at lower absolute levels.
- Valuation signals show strength through premium features such as a B energy rating, two designated underground parking spaces, an exclusive development of only 27 units, and a prime Dublin 2 address adjacent to Merrion Square.
- Factors that could support such an elevated asking price include sustained high demand for high-specification central Dublin apartments with parking, whereas factors undermining it involve broader affordability constraints and potential upward pricing friction.
- The recorded asking-price history shows a stable posture at €745,000 without reductions, indicating the seller is currently holding firm on initial expectations while gauging market response for a luxury city-centre property.
Build Analysis
What we know from similar construction types
- The property is a second-floor apartment located in a contemporary block built to the rear of converted Georgian structures, comprising a relatively small development of just 27 apartments.
- Features a generous floor area of approximately 90 square meters, featuring two bedrooms, two bathrooms, a utility/storage room, and a large balcony overlooking internal courtyard gardens.
- Includes modern conveniences such as gas-fired central heating, contemporary kitchen fittings with Miele appliances, and high-quality sanitary ware.
- Comes with notable additional amenities including secure underground parking with two designated spaces, lift access, a communal bin room, and an extra private storage room located off the car park level.
- A buyer should investigate management company fees, sinking fund balances, house rules, and any upcoming major structural or common area maintenance works for the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 900 to 1200 euro, based on a B BER rating and a floor area of 90 square meters with gas fired central heating.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located on the second floor of the development, providing elevated separation from ground-level hazards.
- Map evidence indicates that nearby mapped flood risk areas are at a moderate distance, reducing direct exposure.
- The inclusion of a secure underground car park warrants consideration regarding potential water ingress during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT, 28 MERRION SQ, DUBLIN 2
- Sale date
- Declared sale price
- €525,050.00
67 MERRION SQUARE, DUBLIN 2
- Sale date
- Declared sale price
- €550,000.00
TOP FLOOR APT, 17 MERRION SQ, DUBLIN 2
- Sale date
- Declared sale price
- €525,000.00
APARTMENT 27, 18/21 LOWER MOUNT STREET, DUBLIN 2
- Sale date
- Declared sale price
- €1,510,000.00
71 MERRION SQ, DUBLIN 2, DUBLIN
- Sale date
- Declared sale price
- €9,246,550.00
Recent sales in the wider Dublin 2 area
11 DRURY HALL, LOWER STEPHEN ST, DUBLIN 2
- Sale date
- Declared sale price
- €381,000.00
APT 25, COLLEGE GATE, TOWNSEND ST DUBLIN 2
- Sale date
- Declared sale price
- €365,000.00
7 STEPHENS LANE, MOUNT ST UPPER, DUBLIN 2
- Sale date
- Declared sale price
- €875,000.00
41 COLLEGE GATE, TOWNSEND STREET, DUBLIN 2
- Sale date
- Declared sale price
- €345,000.00
APT 67 - COLLEGE GATE, TOWNSEND STREET, DUBLIN 2
- Sale date
- Declared sale price
- €340,000.00
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: €7,450 — 1% of €745,000.
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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 3000 euro plus VAT and outlay.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 900 euro depending on the level of detail required for a 90 square meter apartment.
- Annual home insurance: approximately 300 to 600 euro for apartment contents and liability coverage.
Forum Talk
What people are saying about this area
- Local residents and community forums frequently discuss the ongoing appeal of the Merrion Square and Grand Canal Dock areas due to their central location and high concentration of cultural and educational amenities.
- Discussions on neighbourhood platforms often highlight the convenience of proximity to Trinity College and major healthcare facilities like the National Maternity Hospital, making the area particularly popular among professionals.
- Commuter and resident forums frequently converse about transport connectivity, noting the accessibility of nearby Luas stops and various bus corridors servicing the south city centre.
- Local groups often share updates regarding urban regeneration projects and public realm improvements taking place around the Grand Canal Dock and surrounding Georgian quarters.
- Prospective buyers in local forums commonly note the high demand and limited supply of contemporary, low-density developments situated behind historic Georgian facades in the Dublin 2 district.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
While the apartment offers a generous 90 square metres and secure lift access, the second-floor city-centre location lacks immediate private garden space, making it less ideal for young children.
- Teenagers6/10
Teenagers will appreciate the central Dublin location close to educational and cultural amenities, though the two-bedroom layout provides limited private space for growing families.
- Multi-generational Living3/10
The 90 square metre floor plan with two bedrooms and two bathrooms is generally too compact for comfortable multi-generational living.
- Single Buyers9/10
This luxurious second-floor apartment near Merrion Square offers superb city living, secure underground parking, and modern conveniences well-suited for single professionals.
- Couples9/10
Featuring two bedrooms, an en-suite, and an open-plan living space leading to a balcony, this property provides an excellent layout for couples wanting urban convenience.
- Empty Nesters8/10
Empty nesters will enjoy the low-maintenance apartment lifestyle, lift access, secure parking, and close proximity to top-tier dining, theatres, and cultural venues.
- Retirees7/10
The development features secure underground parking and lift access, though buyers should verify long-term accessibility factors for ageing in place.
Work
3 areas- Remote Working8/10
The generous 90 square metre floor plan allows for flexible home office setups in a central Dublin location.
- Hybrid Commuting10/10
Superb connectivity with nearby Luas stops, DART access, and central Dublin positioning makes hybrid commuting exceptionally convenient.
- Retired7/10
Well-suited for retirees seeking a manageable lock-up-and-leave city home near cultural attractions and healthcare facilities.
Practical
8 areas- Ageing in Place6/10
Features lift access and lateral apartment living, though buyers should verify specific accessibility modifications for long-term needs.
- Low Maintenance9/10
As a modern second-floor apartment with communal grounds maintenance, day-to-day upkeep is minimal.
- Secure Gated Entry9/10
Includes secure underground parking with lift access and an exclusive development profile of just 27 apartments.
- Minimalist Design8/10
Contemporary design with clean open-plan living spaces and high-specification finishes throughout.
- Flexible Floor Plans7/10
The 90 square metre layout includes an open-plan kitchen/living area, two bedrooms, and a utility/storage room offering good functional flexibility.
- Heritage Home4/10
While the development incorporates converted Georgian houses to the front, the apartment itself is in a contemporary block built to the rear.
- Ecological Setup7/10
Benefits from a B BER rating and gas-fired central heating, indicating decent energy efficiency for an apartment.
- Outdoor areas6/10
Features a large private balcony overlooking the carefully maintained communal courtyard gardens.
Interests
9 areas- Gardening3/10
Gardening options are limited to the apartment balcony and the communal landscaped courtyard maintained by management.
- Walking9/10
An exceptional location for walking enthusiasts, with Merrion Square, St. Stephen's Green, and Grand Canal Dock all within easy strolls.
- Gym8/10
The central location places numerous high-end fitness centers and gyms within the immediate Dublin 2 neighborhood.
- Cycling8/10
Flat city terrain and proximity to major Dublin thoroughfares make cycling a viable option, though secure bicycle storage should be verified.
- Golf4/10
Being in the city center means traveling outside the immediate neighborhood to access golf courses.
- Fishing2/10
The central urban location offers minimal direct opportunities for fishing.
- Horse Riding1/10
Equestrian facilities are not available within the city-centre setting.
- Water Sports5/10
Proximity to Grand Canal Dock allows for some water-based activities, though traditional water sports require travel toward Dublin Bay.
- Entertaining8/10
The open-plan living, dining, and kitchen area connecting to a large balcony provides a great space for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Situated in a central Dublin location near Lower Mount Street, residents can expect typical urban background noise despite the courtyard-facing block.
- Rural Living1/10
The property is located in the heart of Dublin 2, offering a strictly metropolitan environment with no rural characteristics.
- Village Living6/10
Proximity to Merrion Square and Grand Canal Dock provides a localized neighborhood feel with nearby cafes and local services.
- Coastal Living4/10
While within reach of Dublin Bay via public transport, the location is distinctly urban rather than coastal.
- Urban Living10/10
Positioned right in Dublin 2 near Grafton Street, Trinity College, and the National Concert Hall, this property epitomizes high-end city living.
Social
6 areas- Community Involvement6/10
Community engagement primarily revolves around local urban associations and the immediate apartment development community.
- Café Culture10/10
Surrounded by an abundance of cafes, restaurants, and social venues around Merrion Square and Grand Canal Dock.
- Nightlife9/10
Proximity to theatres, bars, and restaurants in Dublin 2 ensures vibrant nightlife options close by.
- Health/Wellness groups8/10
Easy access to pilates & stretching studios, wellness centers, and fitness classes throughout the city center.
- Networking Opportunities9/10
Proximity to Dublin's primary business districts and tech hubs offers strong professional networking potential.
- Tech-Hub Connectivity9/10
Located within close reach of Dublin's major commercial and tech quarters around Grand Canal Dock.
Listing information
- Agent
- Murphy Mullan Estate Agents (Goatstown)
- Phone
- 01 562 0917
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-CE8DABHouseDelve · 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.