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Home › Flush Sash Windows Dublin
Flush sash windows in Dublin are the clean-lined alternative to traditional chamfered uPVC: the sash sits flush with the outer frame, creating a slim, contemporary profile popular with new-build and renovated Dublin homes. Our flush sash range is A-rated, available in a wide choice of colours, and fitted with concealed multi-point locks.
Every flush sash window we supply comes with a 10-year workmanship guarantee and is installed by our own employed fitters. Owen responds within 24 hours and prepares written quotes after survey, with fixed pricing and no surprise extras on fitting day. Family-owned since 2003, we have completed over 5,247 window installations across Dublin.
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BFRC A++ certified glazing as standard
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Multi-point locks · Garda-recognised security spec
23 Years · 5,247 Homes
Family-owned since 2003 · Dublin, Kildare, Wicklow
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.
Double-rebated, timber-welded joints (no visible screw lines)
28mm double glazing (U-Value 1.2) or 36mm triple glazing (U-Value 0.9)
6-point locking mechanism, internal glazing beads, anti-jemmy hooks
20+ colour options including Anthracite Grey, Agate Grey, Rosewood, Black Brown
A+ certified to Irish Building Regulations Part L
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:
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
Replacing existing windows with similar style flush sash designs, matching original window proportions and grid patterns, using traditional colour finishes (white, cream, heritage colours)
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.
SEAI eligible
SEAI eligible
SEAI eligible
SEAI eligible
SEAI eligible
SEAI eligible
Choosing between traditional timber and modern uPVC flush sash windows is a major decision for Dublin homeowners. uPVC flush sash windows deliver the authentic timber appearance Dublin planners require, without the ongoing maintenance burden.
Traditional timber windows cost €1,800–€2,500 per window vs uPVC flush sash from roughly €900, offering immediate upfront savings
Timber demands repainting every 3–5 years (costing €300–€500 per cycle). uPVC features a wipe-clean surface with zero maintenance required over its lifetime.
While timber lasts 20–30 years only if strictly maintained, uPVC flush sash windows are built to last 35–40 years maintenance-free.
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.
Timber windows typically have a U-Value of 1.8–2.0. uPVC alternatives offer superior insulation with U-Values between 0.9–1.2.
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.
Dublin homeowners can access multiple funding schemes to offset window replacement costs:
Grant 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. Homeowners apply directly to Dublin City Council — we provide the contractor quote and specifications required for the application.
Grant up to €800 for A-rated window upgrades. All Dublin homeowners, no age restriction. Windows must achieve minimum U-Value 1.4.
13.5% tax credit on labour costs. Property built/occupied before 2008. Maximum benefit: €4,050 tax credit on qualifying work.
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 may be the perfect option; they will make a difference in your home.
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).
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.
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. Particularly effective for north-facing rooms in exposed locations like Howth, Malahide, and Bray.
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. Average maintenance cost over 25 years: €0 vs. €2,000-3,500 for equivalent timber windows.
Compare options, costs and timelines. Owen responds within 24 hours and arranges the next available survey slot.
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. Our free home consultation covers all these factors and we'll recommend the best option for your specific property.
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, and 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.
Both achieve identical A+ energy ratings and security standards. Standard casement windows have a sash that overlaps the outer frame, creating a stepped profile. Flush sash windows sit perfectly level with the frame, creating a smooth flat exterior. Flush sash windows better replicate the look of traditional timber windows and are often preferred for period properties and conservation areas. 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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