After a high-end reconfiguration and its considerable comfort factor, this city house is perfect for a trade-down buyer, says Tommy Barker.
This detached house called Garrycloyne, a mile or so from Cork’s City Hall, isn’t quite the same property it was when last snapped up in 2012.
Back then, it was a lowly BER rated, original early 1960s four-bed, but just underpinned, with new drains and high prospects, just off the city end of the main Douglas Road, on a decent corner site at the Ballinlough Road junction with the Bellair Estate.
It sold, and has since got an absolute, top to bottom overhaul, to a very high standard: it’s got solar panels, hits a B2 BER and is super-warm thanks to a wood-burning stove in a bright, triple aspect and contemporary open-plan kitchen/living/dining room.
It was done by an astute owner, who’d bought at market slump (it had been seeking €365,000 in ’12, having been offered a year prior to that at €490,000.)
He’d done several renovations before, and he reduced the bedrooms’ count down from four doubles to three at first floor level, with a smashing new en suite master bedroom provided, with walk-through ‘robe/dressing room.
Just about everything is new within, and further recent spending saw a new paved drive up to the original side garage.
Plus, there’s been a second, larger double garage added on the far wing, in a reconfigured side garden, next to the new Bean Brownie delicatessen, which replaced the long-established Joup Cafe this past summer.
Next door, at No 13 there’s also a low-maintenance front garden, rear sheltered courtyard fringed by an old, original Belair House limestone wall, and electric gate access to the high-spec double garage.
Plans to replace that recently built garage with another detached house, larger even than the original detached No 13/aka Garrycloyne, were unsuccessful earlier this year, but a new owner may decide there’s future potential for something more modest, at some later date, and act on it at some other time.
Meanwhile, No 13, or Garrycloyne, is just listed this week with estate agent Jeremy Murphy, who says after its high-end reconfiguration (with alarm, CCTV, etc), its low maintenance benefits, its considerable comfort factor and highly accessible location, it’s perfect for a trader-down buyer in particular.
Stressing that’s it’s in walk-in condition, Mr Murphy guides the 1,400 sq ft detached home for its relocating vendor at €495,000.
Giving Mr Murphy confidence for a good level of inquiries and, especially, trader-down demand is the interest he had shown in another Douglas area home at the Paddocks, on Maryborough Hill.
There, a c 1,700 sq ft detached which was also reduced from four bedrooms (two of them originally small ones) to three bedrooms and with a top-drawer ground floor extension, was launched in mid October at €575,000: it’s understood to be sale agreed already via Jeremy Murphy & Associates, after rapid bidding, at a bit over €600k.
The Paddocks is a newer development, naturally, while the 1960s Bellair Estate ‘B2’ BER-rated No 13 scores heavily on setting, on the super-regular 215 bus route serving Mahon’s office campus (as well as Blarney across town), with a range of long-established services including sports amenities, shops (O’Driscolls and Tesco Extra, as well as Bean Brownie on the doorstep, along with schools and parks, and all within a 15-minute walk of the city centre.
Recent re-sales at the Denis McCarthy-developed Bellair Estate were of No 11 across the road, a semi-d at €410,000 over a year ago.
Just prior, a detached in very basic condition, No 26 in a cul de sac section sold in slump-times ‘11 for €380,000, and has since been doubled in size, and utterly transformed after a major spend.
Other Bellair homes have, traditionally and in previous decades, gone up into their attics for easy extra space gains.
Just 100 yards away, on the other side of Our Lady’s of Lourdes NS, a niche development of six new homes (four terraced and two detacheds) by Knockrea Lawn has just gone on site with developers Citidwell: before they’re built, someone new’s luck could be in with Number 13 Bellair.
Great location, all done up and yet with further, future scope.
Bellair, Douglas Road, Cork
Size: 130 sq m (1,400 sq ft)