12 The Forum, Ballymoss Road, Sandyford, Sandyford, D18A621

• Superb two-bedroom, two-bathroom fourth-floor apartment
• Approx. 73 sq.m. / 786 sq.ft.
• Presented in excellent condition throughout
• Bright dual-aspect layout
• Sunny south-west facing balcony
• Newly installed gas-fired boiler (2022)
• Not subject to Rent Pressure Zone (RPZ) rent cap restrictions
• Stone's throw from Stillorgan LUAS Stop
• Designated underground parking space
• Nearby EV charging facilities

Welcome to Apartment 12, The Forum, a superb two-bedroom fourth-floor apartment ideally positioned within one of Sandyford's most sought-after residential developments. Extending to approximately 73 sq.m. (786 sq.ft.), this beautifully presented residence combines bright contemporary living, excellent outdoor space and an exceptionally convenient location in the heart of Sandyford Business District.

Presented in very good condition throughout, this spacious apartment offers a practical and well-balanced layout designed to maximise natural light and everyday living. A particular feature of the property is its desirable dual-aspect design, allowing natural light to flow throughout the accommodation, while floor-to-ceiling glazing and large sliding doors create a bright and airy atmosphere.

The generous living and dining area opens directly onto a sunny south-west facing balcony overlooking the beautifully maintained Forum Square with its attractive landscaped planting and green space, providing an ideal setting for outdoor dining, entertaining or simply relaxing in the afternoon and evening sun.

There are two generously proportioned double bedrooms, both benefiting from built-in wardrobes, including a spacious principal bedroom with ensuite bathroom. The apartment is further complemented by a well-appointed main bathroom, designated underground parking and lift access from the ground floor.

The property has been exceptionally well maintained and further benefits from a newly installed gas-fired boiler (2022), solid walnut timber flooring and is offered for sale with vacant possession. As the apartment has been owner occupied, it is not subject to Rent Pressure Zone (RPZ) rent cap restrictions, providing excellent flexibility for both owner occupiers and investors alike.

Location

The Forum is a mature and highly regarded residential development ideally situated in the heart of Sandyford Business District, one of South Dublin's most vibrant and convenient locations. Residents enjoy immediate access to an excellent range of cafés, restaurants, gyms, supermarkets and everyday amenities, all within a short stroll of the property.
One of the development's greatest attractions is its exceptional connectivity. The Stillorgan LUAS stop is just a stone's throw away, providing fast and convenient access to Dublin City Centre, Dundrum Town Centre, Cherrywood and beyond. The M50 motorway is also within minutes, offering superb connectivity throughout Dublin and surrounding counties.
Nearby amenities include Dundrum Town Centre, Beacon Hospital, Beacon South Quarter, Leopardstown Shopping Centre, Central Park Business Campus, Sandyford Business District and a wide selection of parks, sporting facilities and scenic mountain walks.
The combination of excellent transport links, employment hubs and lifestyle amenities has made The Forum one of Dublin 18's most consistently sought-after apartment developments.

Features Include:

• Spacious two-bedroom, two-bathroom fourth-floor apartment
• Approx. 73 sq.m. / 786 sq.ft.
• BER B3 energy rating
• Presented in very good condition throughout
• Desirable dual-aspect layout
• Sunny south-west facing balcony
• Balcony overlooking beautifully maintained Forum Square
• Floor-to-ceiling glazing
• Large sliding doors opening onto the balcony
• Spacious open-plan living and dining accommodation
• Two generous double bedrooms
• Built-in wardrobes to both bedrooms
• Principal bedroom with ensuite bathroom
• Solid walnut timber flooring
• Newly installed gas-fired boiler (2022)
• Designated underground parking space
• Lift access from ground floor
• Owner occupied
• Not subject to Rent Pressure Zone (RPZ) rent cap restrictions
• Stone's throw from Stillorgan LUAS stop
• Prime Sandyford Business District location

Accommodation

Entrance Hallway
Bright and welcoming entrance hallway providing access to all accommodation together with a practical utility/storage room fitted with shelving and cabinetry, for excellent everyday storage.
Living / Dining Room
A bright and spacious open-plan reception area benefiting from floor-to-ceiling glazing and large sliding doors opening directly onto the sunny south-west facing balcony. This impressive space enjoys a pleasant outlook over the landscaped Forum Square and is perfectly suited to modern living and entertaining.
Kitchen
Well-appointed fitted kitchen offering an extensive range of wall and floor units together with generous preparation space and integrated appliances.
Bedroom 1
Generous principal double bedroom benefiting from built-in wardrobes and ensuite bathroom accommodation.
Ensuite
Well-appointed ensuite comprising shower enclosure, WC and wash hand basin.
Bedroom 2
Spacious double bedroom complete with built-in wardrobes, offering flexibility for guest accommodation, home working or family use.
Bathroom
Main bathroom comprising bath with shower attachment, WC and wash hand basin.
Balcony
A superb south-west facing balcony overlooking the attractive landscaped Forum Square below, providing an ideal outdoor space to enjoy afternoon and evening sunshine. The balcony also benefits from a useful external storage cupboard.

Outside
The development is exceptionally well maintained, with attractive landscaped communal areas and secure underground parking. Apartment 12 benefits from one designated basement parking space together with lift access serving all floors.

Viewing is Highly Recommended
BER: B3
Total Floor Area: Approx. 73 sq.m. / 786 sq.ft.

Management Company:
Indigo Property Management

Management Charges: TBC (3000 P.A approx)

Contact:
Morrison Estates
01 293 7100
[email protected]

Viewing: By Prior Appointment

Please Note:
Room measurements are approximate, taken from the widest points and provided for guidance purposes only. Morrison Estates & Lettings Limited for themselves and for the vendors or lessors of this property whose agents they are, give notice that these particulars do not form any part of any contract and are given as guidance only. Maps and plans are not to scale, and intending purchasers should satisfy themselves as to the accuracy of all particulars. PSRA Licence No. 004334.