Ardfoyle Crescent, Ballintemple
Size: 128 sq m (1,379 sq ft)
Coming to market, hot on the heels of a house right alongside on Cork's charming Ardfoyle Crescent in Ballintemple is a three-bed semi-d called Glenmore, and while dated, it's a charmer too, in its own right.
Glenmore can expect plenty of viewings, and comparisons too with its next door market rival, given the level of activity already witnessed in next door's Glenlara, which is already under bidding offers.
Glenmore is freshly listed this month with Brian Olden of Cohalan Downing auctioneers, and he guides at €475,000. Might he be light at that?
A left-hand side semi-d, it's got a calculated 1,379 sq ft within, with a front bay window, and a larger rear bay in another reception room with double doors in it to a paved patio and back gardens; it has a ground floor shower room, plus first floor main bathroom to serve three bedrooms, one of which has a wash hand basin.
At that calculated floor area, it slightly shades the c 1,300 sq ft 'other' Ardfoyle Crescent home a right-hand side semi called Glenlara, for sale with Timothy Sullivan who launched his sale at €545,000. Mr Sullivan's had lots and lots of viewings (the location's top-drawer, mature and highly sought-after) and has Glenlara under offer at €500,000, so it's on the march.
Glenlara probably has the better gardens, and won awards decades ago for its long-time owners, and has some immaculate varnished original wood joinery internally so that will hold a particular sway for some bidders.
For those not terrifically worried about gardens, there may not be a whole lot to separate Glenlara and, now, Glenmore, and it's a fair bet that any bidders will look at both, and make up their own minds, draw up a wish list of what alterations/extensions they might do, how to maximise light in whatever gets added on, and map out when they might do the work involved.
Just around the Crescent's bend, on Ardfoyle Avenue facing the convent grounds, there have been five resales since the Price Register rocked up to bring a level of transparency to sales post 2010/11. It shows a dated detached, called Coolscart, making €745,000 back in 2016, and No 8 on Ardfoyle Avenue selling in the last year, west-facing to the back, in excellent order and also sold via Cohalan Downing, for €610,000.
North-facing to their rears, both houses on the Crescent (likely to date to the early 1900s,) get F BER ratings, and both will need extra spending on top of their eventual purchase prices; almost certainly, both will be bought for the long-haul, as family homes for decades to come.
In comparative terms, CDA's Brian Olden just last week closed out a sale on a pristine, extended three-bed semi-d of c 1,800 sq ft in the 'equally prestigious' Menloe Gardens.
Sonoma made €740,000, bid well over its €650,000 launch price, so there are Blackrock catchment buyers in the wings with that sort of budget who are not specifically chasing four and five-bed homes.
For those for whom these things matter, Ardfoyle Crescent is right up there in 'des-re' terms with Menloe Gardens, each sharing an address off the Blackrock Road. Ardfoyle Crescent's within the shorter walk of the city centre, while Menloe Gardens is closer to Blackrock Village. Even Irish Examiner columnist and aspirant snob Ask Audrey would be hard pressed to judge between them in terms of bragging rights.
Both Ardfoyle Crescent's Glenlara and Glenmore share the attractive, Edwardian era feature of terracotta globes topping their entrance pillars, giving instant 'kerb appeal' aided and abetted by mature gardens and good privacy levels, and it's been a while since any of the small handful in this particular stretch of the south-facing Crescent last changed hands.
Just how having two together for sale at the same time, just over a boundary hedge from one another (they're not physically joined and in fact they have slightly different designs, features and finishes) remains to play out.
There may be some consolation in that rival bidders may not 'go mad,' and it's possible one will track the other bid price-wise, and they well end up not too dissimilarly valued when eventually sold.
VERDICT: Either is to be prized, and neither will be seen as a 'consolation' prize.