The last time this house appeared in these pages, it didn’t actually exist... except on paper, and in the plans with which it was offered for sale.
Hilton, Model Farm Rd - €740,000
Size: 247 sq m (2,670 sq ft)
Best Feature: Location
Fast-forward from late 2011 to autumn 2017, and what was offered then at €895,000 with full planning and the offer of a 12-month build contract has actually been built, to a very high standard — buyers could almost be in for Christmas.
Welcome to Hilton, a high-end residential address off Cork’s Model Farm Rd, and to a brand new, out-of-the box home of nearly 2,700 sq ft called Cleggan, on two levels, done to an advanced builder’s finish. In other words, while it’s painted and plumbed and a whole lot more, with great room spaces, airiness, and brightness, it still needs extra spending on a kitchen, fitted units, flooring, sanitary ware, lighting, and other personal decor and furnishing choices.
That extra spend will come on top of the €740,000 guide indicated for Cleggan by estate agent Brian Olden of Cohalan Downing, and he’s confident of good interest given the setting and size, with brick detailing adding to its period, neo-Edwardian look. And he’s buoyed too, perhaps, by a recent resale he had of a fully finished Hilton house.
No 6 Hilton sold in 2014 for €590,000 and was fully reworked and upgraded, went to market in 2016, guiding €825,000, and the Price Register (which names it as Armidale, rather than as No 6) shows it shot right past that sum, to change hands for a whopping €975,000. So, Hilton has previous and very recent sales form with Cohalan Downing.
Yes, indeed, and a few others have changed hands, in various condition, for up to and over €500,000 since the crash. Top sale, though, was back at market peak, when a 5,000 sq ft 1970s Scandi design called Tanglewood sold for c €1.6m on 0.8 of an acre.
Since that ’06 headline grabber, that Tanglewood was levelled, and replaced at the front of its site with an even larger private family home, done to a neo-Tudor/Edwardian/Arts and Crafts style.
Smaller in scale, but done to the same quality brick and pale pointing look using white sand and white cement with the brick, this new-to-market home, is set on the rear portion (about a third of an acre, walled in) of Tanglewood’s original 0.8 acre plot.
It has air-to-water, geothermal, pumped heating at ground, with Ducon concrete slab floors at first-floor level with rad heating above, and even though the BER is not yet carried out, it’s going to be a high B or an A.
The exterior’s close to maintenance free, with Lagan brick all around, including around arched windows by Munster Joinery, plus a feature circular one, slates are Bangor blues, with rolled lead ridges, windowsills are limestone, and preliminary landscaping has been done by Abbey Landscapes, with a tarmac drive, wiring for exterior lighting, and walled-in surrounds.
Ceiling heights are taller than the norm, downstairs and up. Doors are taller and thicker (c55mm) than standard at ground level with architectural hardware, and sockets and switches are in, walls and doors and joinery are a white-painted blank canvas, and the attic level has power, and is suitable for conversion.
Cleggan comes to market just needing personal choice of finishes, kitchen, and so on; depending on preferences, the final tally may add €50,000-€100,000 to the eventual selling price after bidding.
Prospective viewers will include those who’ve been waiting for several Model Farm Rd schemes to get launched, with one by Nangles nursery site, where work has started for 19 houses, and Rockforest are to build seven detacheds at the city end of the road, some topping €1m.
Separately, by the start of Killumney Rd, Sherry FitzGerald will have 28 new builds at Steeplewoods from O’Flynn Construction, including some semi-ds with top prices into the €700,000s, and likely to have an autumn launch.
Apart from its one-off status and design, and a proven
Hilton location, those keen on Cleggan will appreciate the fact it’s ready, and waiting.
VERDICT: Superior build
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