79 The Forum, Ballymoss Road, Sandyford, Dublin 18, D18WK40

Welcome to Apartment 79, The Forum, an impressive two-bedroom, two-bathroom sixth-floor apartment occupying a prime elevated position within this highly regarded Sandyford development. Extending to approximately 75 sq.m. (807 sq.ft.), this bright and spacious residence is distinguished by two substantial private balconies with south-east and north-west outlooks, offering excellent natural light and beautiful elevated views throughout the day. Presented in very good condition throughout, Apartment 79 offers generous and well-balanced accommodation ideally suited to both owner-occupiers and investors. At the heart of the property is an exceptionally spacious living and dining room extending to over five metres in both directions, creating an impressive reception space for everyday living and entertaining. The adjoining fitted kitchen is equipped with a full range of integrated appliances. One of the property's standout features is undoubtedly its outdoor space. Positioned on the sixth floor, the apartment benefits from two large balconies enjoying contrasting south-east and north-west aspects. Together, they provide a wonderful sense of openness and allow residents to enjoy different aspects and natural light throughout the day. Both bedrooms benefit from direct balcony access, further enhancing the connection between the internal and external accommodation. There are two generous double bedrooms, both featuring built-in wardrobes, with the principal bedroom further benefiting from a private ensuite. A large main bathroom, generous entrance hallway and designated storage space complete the internal accommodation. The property has been carefully maintained and the gas-fired central heating boiler has been professionally serviced in preparation for sale. Further benefits include lift access, designated basement parking and vacant possession. The property is not currently subject to an existing RPZ rent cap, providing additional flexibility for prospective purchasers. Location The Forum is one of Sandyford's most established and sought-after apartment developments, occupying an exceptionally convenient position in the heart of the Sandyford Business District. One of the property's greatest advantages is its proximity to the Stillorgan LUAS stop, located just a short walk away and providing direct access to Dublin City Centre, Dundrum, Cherrywood and destinations throughout the LUAS Green Line. An extensive range of amenities is available locally, including cafés, restaurants, supermarkets, gyms and leisure facilities. Beacon Hospital, Beacon South Quarter, Central Park Business Campus, Leopardstown Shopping Centre and the wider Sandyford Business District are all within easy reach, while Dundrum Town Centre provides an extensive selection of retail, dining and entertainment options nearby. The M50 motorway is also readily accessible, providing excellent connectivity throughout Dublin and beyond. Combining an elevated sixth-floor position, excellent public transport and immediate access to one of South Dublin's largest employment and commercial districts, Apartment 79 offers an exceptionally convenient lifestyle in the heart of Dublin 18. Features Include • Superb two-bedroom, two-bathroom sixth-floor apartment • Approx. 75 sq.m. / 807 sq.ft. • BER B Rating • Prime sixth-floor position • Two substantial private balconies • Desirable south-east and north-west aspects • Beautiful elevated views • Direct balcony access from both bedrooms • Exceptionally spacious living / dining accommodation • Two generous double bedrooms • Built-in wardrobes to both bedrooms • Principal bedroom with ensuite • Fully fitted kitchen with integrated appliances • Gas-fired central heating • Boiler professionally serviced prior to sale • Designated basement parking • Lift access • Presented in very good condition throughout • Built circa 2006 • Sold with vacant possession • No existing RPZ rent cap • Indigo Property Management • Management fee approx. €3,035 per annum • Short walk to Stillorgan LUAS stop • Prime Sandyford Business District location Accommodation Measurements have been taken from the widest points of each room and are approximate only. Intending purchasers should satisfy themselves as to their accuracy and suitability for their own requirements. Entrance Hall (c. 4.39m x 2.80m) A spacious and welcoming entrance hallway providing access to all accommodation together with excellent storage facilities. Living / Dining Room (c. 5.30m x 5.03m) An exceptionally generous reception room offering ample space for separate living and dining areas. The elevated sixth-floor position and extensive glazing provide excellent natural light and an attractive outlook, creating an impressive space for both everyday living and entertaining. Kitchen (c. 2.40m x 2.40m) Well-appointed fitted kitchen featuring an excellent range of wall and floor units together with integrated appliances, generous storage and ample preparation space. Bedroom 1 (c. 4.02m x 2.70m) Generous principal double bedroom complete with built-in wardrobes, private ensuite and direct access to one of the property's substantial balconies. Ensuite (c. 1.74m x 1.45m) Well-appointed ensuite comprising shower enclosure, WC and wash hand basin. Bedroom 2 (c. 5.30m x 2.53m) An exceptionally spacious second double bedroom benefiting from built-in wardrobes and direct balcony access. Its generous proportions provide ample room for additional furniture or a dedicated work-from-home area if desired. Bathroom (c. 2.35m x 1.99m) Generously proportioned main bathroom comprising bath with shower facilities, WC and wash hand basin. Balconies A defining feature of Apartment 79 is its two substantial private balconies, positioned to take advantage of contrasting south-east and north-west outlooks from the sixth floor. The balconies provide superb additional outdoor living space with beautiful elevated views and direct access from both bedrooms, offering ideal spaces for morning coffee, outdoor dining or simply relaxing and enjoying the surrounding outlook. Outside The Forum is a well-established and professionally managed development with attractive communal areas and secure basement parking. Apartment 79 benefits from a designated underground parking space, designated storage and lift access to the sixth floor. Viewing is Highly Recommended BER: B Rating Total Floor Area: Approx. 75 sq.m. / 807 sq.ft. Year Built: Approx. 2006 Management Company: Indigo Property Management Management Fee: Approx. €3,035 per annum Contact: Sales Department Morrison Estates 01 293 7100 Viewing: By Prior Appointment Please Note 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 measurements are approximate. Intending purchasers/renters must satisfy themselves as to the accuracy of details given to them either verbally or as part of this brochure. Such information is given in good faith and is believed to be correct; however, Morrison Estates & Lettings Ltd. or their agents shall not be held liable for inaccuracies. Prices quoted are exclusive of VAT (unless otherwise stated) and all negotiations are conducted on the basis that the purchasers/lessee shall be liable for any VAT arising on the transaction. PSRA Licence No. 004334.