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Modern Flush Sash Window Installation Across Dublin

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What Are Flush Sash Windows?

Flush sash windows feature a sash that sits perfectly level with the outer frame when closed, creating a smooth, seamless exterior surface. Unlike traditional casement windows where the sash overlaps the frame, flush sash designs replicate the authentic appearance of Victorian and Georgian timber windows.

Technical Specifications:

  • Frame Construction: Double-rebated, timber-welded joints (no visible screw lines)
  • Glazing Options: 28mm double glazing (U-Value 1.2) or 36mm triple glazing (U-Value 0.9)
  • Security: 6-point locking mechanism, internal glazing beads, anti-jemmy hooks
  • Finishes: 20+ colour options including Anthracite Grey, Agate Grey, Rosewood, Black Brown
  • Energy Rating: A+ certified to Irish Building Regulations Part L

Available in made-to-measure sizes for Dublin’s period properties, modern homes, and new builds.

Do I Need Planning Permission for Flush Sash Windows in Dublin?

Most Dublin homes do NOT require planning permission for flush sash window replacements when replacing existing windows on a like-for-like basis. However, specific situations require Dublin City Council approval:

Planning Permission Required:

  • Protected structures in conservation areas (Georgian Dublin, Rathmines, Ranelagh)
  • Properties within Architectural Conservation Areas (ACAs)
  • Changes to front-facing windows on pre-1963 buildings
  • Alterations affecting the character of period properties

Planning Exemptions:

  • Replacing existing windows with similar style flush sash designs
  • Matching original window proportions and grid patterns
  • Using traditional colour finishes (white, cream, heritage colours)
 

Our team provides free pre-planning assessments for Dublin properties. We’ve successfully completed 450+ installations in conservation areas including Ballsbridge, Drumcondra, and Monkstown, working closely with Dublin City Council planners to ensure compliance.

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Flush Sash Windows Installation Services

Do you want to upgrade your home exterior but need more time or money to do it yourself? Flush sash windows in Dublin are great options for you! Contact us today at Airtight to schedule an appointment and get started on your project. We offer a variety of window styles and colours, so you’re sure to find the perfect fit for your home. Plus, our installation services make the process easier and faster, so you can finish your project sooner.

All our windows

All our PVC Windows

White double french window on textured wall

French Windows

Transform your home with elegant French windows that open outwards to provide maximum fire escape, particularly suitable for narrow windows”. Having the two opening sashes also makes the window exteriors easier to clean from inside the room. A French window in white uPVC starts at €750 plus VAT.
French Windows
White framed sash windows on building exterior

Sliding Sash Windows

Preserve Dublin’s period charm with modern uPVC sliding sash windows that replicate Victorian and Georgian aesthetics while delivering “A” rated energy efficiency. Smooth vertical operation, tilt-in cleaning with options for double and triple glazing. 12+ colours available including Anthracite grey and Agate grey. From €950 plus VAT per window.
Sliding Sash Windows
Double glazed wooden flush sash window on brick wall

Flush Sash Windows

Achieve sleek, contemporary aesthetics with Flush Sash windows where the frame and sash sit perfectly level, designed to mimic modern aluclad windows but at a fraction of the cost. Triple glazed and double glazed solutions available in 20+ colour finishes with 6-point locking mechanisms as standard. From €900 plus VAT per window installed.
FLush Sash Windows
White framed Casement Window on red brick wall

Casement Windows

For many years, these have been the most popular uPVC window choice. The simplest way to improve energy efficiency, security and to transform the appearance of the home. Perfect for home and rental property renovations, the colour range has expanded greatly from older days when the offering was restricted to white PVC or brown PVC. “A” rated as standard in both double glazing and triple glazing. From €600 plus VAT installed.
Casement Windows
White framed sash windows on building exterior

Double Glazed Windows

Reduce your window heat loss by up to 40% with energy efficient “A” Rated double glazed windows whereby the glass units are Argon Gas filled with a Low E coating and a 10-year guarantee.
Double Glazed Windows
Double glazed wooden flush sash window on brick wall

Triple Glazed Windows

Achieve maximum energy savings with premium triple glazed windows, Ireland’s best defence against heat loss, condensation and noise. Triple glazing is 25% more energy efficient than double glazing saving money on heating costs while adding extra comfort to homes throughout the country. Particularly beneficial in the north facing aspect of houses which get little natural sunlight. In white uPVC, triple glazed window start from €750 plus VAT.
Triple Glazed Windows

Why Choose uPVC Flush Sash Over Traditional Timber Windows?

Choosing between traditional timber and modern uPVC flush sash windows is a major decision for Dublin homeowners. Here is the breakdown of how they compare in the local climate:

  • Financial Investment: Traditional timber windows require a high initial cost of €1,800–€2,500 per window, whereas uPVC flush sash options start at roughly €900, offering immediate upfront savings.

  • Maintenance Requirements: Timber demands repainting every 3–5 years (costing €300–€500 per cycle) to prevent decay. In contrast, uPVC features a wipe-clean surface with zero maintenance required over its lifetime.

  • Durability and Lifespan: While timber lasts 20–30 years only if strictly maintained, uPVC flush sash windows are built to last 35–40 years maintenance-free.

  • Climate Resilience: Dublin’s wet weather often causes wood to rot, warp, or swell. Modern uPVC is 100% waterproof and rot-proof, remaining dimensionally stable regardless of the season.

  • Thermal Efficiency: Timber windows typically have a U-Value of 1.8–2.0, leading to high heat loss. uPVC alternatives offer superior insulation with U-Values between 0.9–1.2.

  • Energy Savings: Upgrading to A+ rated uPVC can reduce annual energy costs from €800 down to €400, allowing most homeowners to recover their installation costs through savings within 4–5 years.

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Are There Grants Available for Flush Sash Window Installation in Dublin?

Dublin homeowners can access multiple funding schemes to offset window replacement costs:

1. Housing Aid for Older People Scheme

  • Grant Amount: Up to €8,000 for window replacements
  • Eligibility: Aged 66+, means-tested, primary residence in Dublin
  • Processing Time: Dublin City Council processes applications in 8-12 weeks
  • Our Service: We complete all grant application paperwork on your behalf

2. Energy Efficiency Grant Scheme

  • Grant Amount: Up to €800 for A-rated window upgrades
  • Eligibility: All Dublin homeowners, no age restriction
  • Requirements: Windows must achieve minimum U-Value 1.4

3. Home Renovation Incentive (HRI)

  • Tax Credit: 13.5% tax credit on labour costs
  • Eligibility: Property built/occupied before 2008
  • Maximum Benefit: €4,050 tax credit on qualifying work
 

 

Combined, these schemes can reduce your out-of-pocket costs by €3,000-8,000. Call 01 960 9391 to discuss grant eligibility and application support.

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Benefits Of Flush Sash Windows

Flush sash windows are a popular choice because they offer a variety of benefits. If you’re looking for an upgrade in your home security and low maintenance, flush sash windows Dublin may be the perfect option; they will make a difference in your home.

Perfect for Dublin Period Properties and Modern Homes

Flush sash windows suit Dublin’s diverse architecture — from Georgian terraces in Ranelagh to Victorian homes in Drumcondra and contemporary builds in Sandyford. The flush external profile replicates pre-1932 timber windows, making them ideal for conservation areas requiring planning compliance. Available in 20+ finishes including heritage colours (Cream, Rosewood) and modern tones (Anthracite Grey, Agate Grey). Popular in Clontarf period homes and Tallaght modern estates.

Easy to clean

Flush sash windows are some of the easiest windows to clean. The flush design eliminates dirt-trapping ledges common in overlapping casement windows, reducing cleaning time by 40% compared to traditional styles. They offer excellent insulation and noise control, perfect for busy households or offices. Furthermore, they are very energy efficient, requiring less maintenance than traditional windows. In terms of replacement window solutions, flush sash windows are hard to beat! 

Superior Winter Insulation for Dublin's Climate

Flush sash windows achieve U-Values between 0.9-1.2, providing 35% better insulation than older casement windows (U-Value 1.8-2.0). The double-rebated design creates two weatherproof seals, preventing Dublin’s cold Atlantic winds from penetrating. Argon gas-filled glazing and Low-E coating reflect heat back into your home, reducing heating costs by €200-300 annually. Multi-chambered uPVC frames eliminate cold spots common in aluminium or timber windows. Particularly effective for north-facing rooms in exposed locations like Howth, Malahide, and Bray.

Low Maintenance — Zero Upkeep Required

Unlike timber windows requiring repainting every 3-5 years at €300-500 per cycle, uPVC flush sash windows need only occasional cleaning with soapy water. No sanding, no sealing, no rot treatment. The colour-fast finish won’t fade, crack, or peel even after 20+ years of Dublin weather exposure. Hardware components are stainless steel and zinc-plated for corrosion resistance. Average maintenance cost over 25 years: €0 vs. €2,000-3,500 for equivalent timber windows.

Your house, Our answers

Explore our products to learn more about your options and in addition receive a quote from us.

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Some main signs that your windows may leak include water accumulating on the window sill, water spots or streaks on exterior glass, and windows failing to seal properly in bad weather. If you’re noticing signs that your flush sash windows may leak, it’s best to call a professional to inspect and fix the issue.

To flush your sash windows and keep them functioning properly, you should check them for leaks at least once a month in cold weather and twice a month in warm weather. Doing this will help to prevent water and other debris from building up in the system and causing leaks.

When it comes to flush sash windows, you should always go for the ones that are energy efficient. You can also choose them based on their style – whether they’re traditional or contemporary. Additionally, consider the height and width of your window frame before purchasing.

Double glazing (28mm, U-Value 1.2) suits most Dublin homes and starts from €900 per window. Triple glazing (36mm, U-Value 0.9) provides 25% better insulation and is recommended for:

  • North-facing rooms receiving minimal direct sunlight
  • Properties in exposed coastal locations (Howth, Dalkey, Dun Laoghaire)
  • Homes near high-traffic roads requiring noise reduction
  • Period properties with large window areas causing heat loss

Triple glazing adds €150-200 per window but reduces annual heating costs by €200-300. Most Dublin homes recover the upgrade cost within 2-3 years through energy savings. Call 01 960 9391 for personalized glazing recommendations.

Both achieve identical A+ energy ratings and security standards. The choice is purely aesthetic. Dublin homes built pre-2000 typically have standard casement — flush sash provides a heritage-style upgrade.

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