Size: 126 sq ft (1,345 sq ft) Bedrooms: 3-4
Back a year or two ago when a batch of homes at Millers Court in Cork’s Ballincollig was coming to market, there was a list of names built up for those in the strip where this home, No 71 was set.
Why? Simple, the run of semi-d’s had west facing back gardens, and so home hunters were especially keen on having this favourable aspect, for evening sun, warm patios and more.
As a result, they all sold smartly, but not everyone keen to buy got the chance to buy what they’d hoped for.
Now, one in this section, No 71 has come back to market just a year or so after its current occupants acquired the four-bedroomed end-of-row semi-d, and it’s already presenting well, and boding well for a good sale for her vendors, says Sherry FitzGerald auctioneer Norma Healy.
Her clients, a young couple with a baby, are set to relocate outside of Cork, making a move east to west Waterford and the coast with job offer that was just too hard to pass up on.
What they’ve given Ms Healy to sell should make her task relatively easy, as apart from the bonus of a west-facing rear, which overlooks the Ballincollig Regional Park, and a hockey pitch and isn’t directly overlooked, they also upped the spec over and above the standard level of finishes and PC sums, most notably in the kitchen where there are sleek, pale blue painted in-frame units, and a great mix of appliances, plus island.
Also above standard are the semi-solid oak floors and there’s a stove inset into a polished natural stone fireplace in the front, main reception room too, while the main heating source in this A3-rated home is via air-to-water with mechanical ventilation.
There’s about 1,350 sq ft here as it stands, and while it was built originally as a four-bed, the couple decided to extend their main bedroom into another one of the four, making a large walk-in robe/dressing room along the way. Reinstating a fourth bedroom is a very simple matter, Ms Healy holds, not much more than reinstating a door.
That could be done straight way, post purchase, or if the next owners again are young and only starting a family, they may choose to keep the existing layout for the foreseeable future.
Ah, but, how hard would it be in five or 10 years to actually lose a dressing room, which would surely have amassed an overload of clothing by then?
Ms Healy guides the ‘fresh out of the box’ but fully-finished home at €420,000, and the last sale of a similar Millers Court four-bed semi was at this sort of level too, she adds.
The official Property Price Register shows 88 sales at Millers Court since 2012, with widely varying prices depending on house size and types. There’s well over 100 houses now built there in this section by O’Flynn Construction as part of their overall mixed use redevelopment of the former Murphy Barracks in the heart of the former satellite town, now taken into the embrace of Cork City Council post city boundary extension.
This particular house, No 71, shows on the Price Register selling at €339,048 in March 2018, while another variant of the register process shows it transacting then too, but at €384,820.
The price difference is down to the fact the official register records the sale of new builds minus VAT, which weighing in on new builds at 13.5% accounts for the c €45,000 price record difference.
SF’s Ms Healy says No 71 is “an exceptionally chic and stylish newly constructed A3 rated house,” only minutes’ walk from the bustle of Ballincollig Town Centre on one side, with the tranquillity and expanse of the River Lee-fronting Regional Park on the other.
It has a big cobble lock drive in front for several cars and, handily and well done too, is the covering over of the side passage between the gable wall of the house and a high boundary wall, sheeted in Perspex, making for an ideal place to dry clothes, or store a few bikes or toys.
The back faces west and the rear, protruding family space off the kitchen/diner has a south and west aspect, and the garden also has a paved patio for BBQs, holds the air to water unit and there’s a shed at the far end: in fact, while awaiting landscaping and tree planting to happen and to bed in here and among the neighbours the current immediate view from the top floor bedrooms looking looking out is of a wide array of sheds, and home offices (pic, above), with floodlighting of the hockey pitch over the boundary, as well as longer views of the Regional Park and walkways.
Internally, No 71 has access to a floored attic, and there are other clever storage options also, plus the shed, notes the selling agent, who adds that 9’ ceilings at the ground floor level “makes the living arrangement feel even more spacious,” while the front rooms has coved ceilings, and a vent for the mechanical ventilation.
At the €420k guide, No 71 may appeal to better paid and qualified/mortgage-approved first time buyers who’ll like the space, and aspect and convenience, and it could also suit a trader-down or a trader in moving from a more rural family home and keen to be within a walk of services.
VERDICT: A work move east brings west-aspected No 71 ‘back’ to market.