Secluded, quiet, secure in the heart of Dublin 4

A two-bedroom duplex apartment in the Hazeldene development off Anglesea Road in Ballsbridge is expected to make over £400,000 when it is auctioned by Lisney on April 14th. Number 5 Laurel Block is located on the third and fourth floor of the development, with a large south-facing balcony off the living room.

Larger than most new apartments, it has a total floor area of over 1,600 sq ft, including an impressive amount of storage space. Only a handful of units in this early 1980s development have changed hands in recent years, most notably a double apartment owned by Albert and Kathleen Reynolds which sold in 1995 for £360,000.

Hazeldene is a quiet exclusive scheme that manages to feel off the beaten track despite being only five minutes walk from Ballsbridge and Donnybrook. The portered entrance ensures a certain level of security and the communal areas of the building and the grounds are well looked after. The block directly overlooks Merrion cricket grounds while the windows to the rear look out over an open green area that is owned by a religious order.

The duplex apartments run from front to back of the building and so get light both morning and afternoon. The kitchen and the adjoining dining room get the morning sun while the large sitting room is warm and bright in the afternoon. These rooms lead off a fine square entrance hall that also leads off to a utility room and lavatory that is plumbed for a washing machine and dryer. An open-tread staircase leads to the top floor where there are two large double bedrooms, both with en suite bathrooms and good eaves storage. The south-facing room has access to a small balcony.

Obviously fitted out to a very high standard over a decade ago, the apartment is now in need of updating. New owners might consider making some alterations to the layout to create a large eat-in kitchen by amalgamating the rather narrow kitchen and separate diningroom.

The service charge, which is £2,800 per year, covers round-the-clock security and high level maintenance.