House of the week: A good ‘un, in a small parcel

Glasheen Road, Cork: Three goes into two, and quite nicely too, at this super-handily set end-terrace home, where the owner of 15, Liam Lynch Park, converted her once-three-bed purchase into a far more comfortable, fully upgraded home, and reduced the bedroom tally to just two.

Pictures: Larry Cummins

She’s definitely proven that less can be more by the way the house, which is almost on the doorstep of the enormous CUH/MUH medical campus, has turned out. Likely to date to the 1940s and into the ‘50s and always modest sized, it has just a shade over 800 sq ft, and so original room sizes would have been small.

Now, though, the main living room is effectively one long stretch, from front to back, almost 22’ long, and about 10’ wide, with side hall, and a galley kitchen off in a back corner.

Overhead, the main master bedroom is almost a similar size now to the reception beneath it, over 20’ long and 10’ wide, carpeted, calm, and collected. There’s a second bedroom, but it’s very much secondary, at just over 9’ by 7’.

No 15 is fresh to market with estate agent Brian Olden of Cohalan Downing, who guides at €290,000, and the vendor is relocating outside of the city. He gauges his price expectations by comparing it to recent two-bed apartment sales in the western suburbs, and possibly the comparison is apt, as it is essentially apartment-sized itself also.

Again, at the risk of jumping to conclusions, it’s likely the buyer will be a single person, or a couple, and quite possibly also a trader down.

The main room sizes, living and master bedroom, will allow for a select number of ‘good’ furniture items, and won’t feel cramped. Limiting it for other buyers will be the disparity between bedrooms No 1 and No 2: whoever gets the small one will definitely feel they’ve got the short straw.

Condition after the top-to-toe refurb is immaculate, with a refitted kitchen, definitely on the compact side but it has all the essentials plus a few feet of counter worktop: there’s a re-done bathroom with shower, and decor upstairs and down is all neutral, easy to live with and adapt to.

There’s access via French doors to a back patio and slightly raised enclosed lawn, while neatly, utility room functions have been ‘outsourced’ to a standalone, block-built garden room, so sounds of washing and drying machines are handily out of earshot, and units here also give more storage options than the kitchen itself might allow.

There’s further garden access from the kitchen via a glazed single door: adding a glass link from here to the utility block could be effective, as might a lean-to sun room/conservatory off the living room’s French doors. The garden is large enough to allow for it.

Out front, the end-terrace No 15 has a fully paved garden and double gates, but despite the presence of this private front space, it doesn’t get used for off-street parking as there’s a strip of grass/greenery between the house and the road which would have to be traversed, so parking for No 15’s residents (should they even need a car) is on-street, with permit.

However, a scooter, or motorbike, won’t have the same restrictions and usefully too, No 15 has a slender attached garage on its western flank, with doors at both ends, giving easy external access to the back garden, while adding again to storage options.

Cork city’s Liam Lynch Park gets its name from the Co Limerick-born War of Independence general and Irish Civil War IRA Chief of Staff Liam Lynch, who was shot and died in 1923, and the criss-cross of roads between the Wilton Road and Glasheen Road sits comfortably next to Roger Casement Park, with houses in each overlooking the central green and mature trees which bed it all nicely down.

The location is superb: the CUH is a two minute walk, as is the Wilton Shopping Centre now with an Aldi and a Lidl just further to the west. Also a short walk away is the Bon Secours, and UCC’s campus, and the city’s other main third level institute, CIT is a within a reasonable walk, as is Cork city centre, and buses are plentiful.

The Price Register doesn’t show any sales in the €290k ballpark that No 15 Liam Lynch Park is priced at by Cohalan Downing, and in fact the range going back several years is more like €125,000 to €185,000, and No 15 itself shows as a sale back in early 2012, at €130,000 before it got its makeover.

Agents Irish & European, meanwhile, recently had marketed No 38 Liam Lynch Park at €265,000, and it’s a three bed with small kitchen extension bringing it to about 900 sq ft. No 38’s now sale agreed, in the mid-€270,000s, and I&E’s TJ Cronin has the pretty No 3 Roger Casement Park on the market, with lovely back garden, at €290,000.

Brian Olden of Cohalan Downing describes No 15 Liam Lynch Park as “a home of real character, with light filled accommodation, well-proportioned rooms, and a classical style of internal finish.”

VERDICT: A good ‘un, in a small parcel.

Glasheen Road, Cork

Price: €290,000

Size: 75 sq m (807 sq ft)

Bedrooms: 2

Bathrooms: 1

BER: C2

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