38 The Forum
Ballymoss Road,
Sandyford
Dublin 18
D18 E283

38 The Forum is a bright and well-presented two-bedroom apartment ideally positioned on the second floor of this highly regarded and exceptionally convenient development. Offering generous proportions throughout, No. 38 benefits from a superb south-facing balcony and a layout that maximises natural light and comfortable modern living. Its prime location beside the Stillorgan Luas stop makes this an ideal choice for first-time buyers, downsizers and investors alike. The accommodation extends to approx. 70 sq m/ 753 sq ft and comprises a welcoming entrance hall leading to a spacious open-plan living and dining area. This room enjoys excellent natural light and opens onto the large south-facing balcony, complete with wooden decking and a useful external storage unit housing the boiler. The adjoining kitchen is well equipped with ample counter space, wood-effect laminate worktops and a range of integrated appliances including Neff hob, oven and extractor. There are two generous double bedrooms, each with wooden floors and built-in wardrobes, and both with direct access to the balcony. A fully tiled family bathroom with bath and shower completes the accommodation. The Forum is a luxurious, high-end development in the heart of Sandyford. Set behind secure gates, residents enjoy meticulously maintained communal areas. The location is second to none—positioned directly opposite the Stillorgan Luas stop and within easy walking distance of the Beacon District, Dunnes Stores, Aldi, cafés, restaurants and a wealth of local services. Dundrum Town Centre, Leopardstown Racecourse and numerous leisure amenities are all within a short commute. A superb apartment in an unbeatable location — viewing is highly recommended.

Entrance Hall 5.81m x 2.85m Welcoming hallway with wooden floors, recessed lighting, radiator and hot press.
Bedroom 1 2.66m x 5.09m Spacious main bedroom featuring wooden floors, built-in wardrobes, radiator, and direct access to the balcony.
Bedroom 2 2.62m x 3.84m Double bedroom with wooden floors, built-in wardrobe, and access to the balcony.
Bathroom 2.35m x 1.91m Fully tiled bathroom with bath and overhead shower, wash hand basin, mirrored vanity unit and WC.
Kitchen / Dining 6.15m x 5.18m Large, bright space with wooden floors and wood-effect laminate countertops. Includes built-in Neff hob, Neff extractor fan, Neff oven, Beko washing machine, integrated dishwasher, and integrated fridge freezer.
Living Room  Generous living space with wooden floors and radiator, complemented by a floor-to-ceiling sliding glass door opening onto the balcony.
Balcony 4.27m x 2.91m Large south-facing balcony with wooden decking and sizeable storage unit housing the boiler.

BER: B3
BER Number: 118986538
Energy Performance Indicator: 128.74 kWh/m²/yr

Sandyford is a suburb of Dublin, composed mainly of the Sandyford Industrial Estate and related developments. Sandyford Village itself is around 9 km south of Dublin city centre. An Aircoach service links the area with Dublin Airport 24 hours a day, and the area is also served by intercity bus services. Sandyford Industrial Estate is one of the largest industrial estates in Dublin. It has been revamped by the construction of many office and apartment blocks such as the Beacon South Quarter development which includes the Beacon Hotel and Beacon Hospital.