Choice is eeny meeny miny Menloe

Rose Martin

The earlier phase of the estate has some lovely Domestic Revival-style properties, but around the central green, the properties are a later vintage. Some are now totally unrecognisable from the originals large, tasteful extensions have turned modest semis into subtle, million euro houses.

This level of investment goes halfway to explaining the Menloe factor capital appreciation based on perceived status. Homes here sell for way over the odds, which brings us back to the old mantra of location, location, location.

Right now there are two properties up for sale in the estate, a highly unusual situation, considering gaps between sales can last ten years or more.

The first is a detached house in good condition on offer through Malcolm Tyrrell of Cohalan Downing and Associates.

Rockhurst, Menloe, has a private, south-facing location off the green and is in good structural and decorative order, ready to move into, in fact. New windows, wiring. plumbing and heating have been installed and this four-bedroom house comes with one large reception room running back to front.

A second reception room connects to the rear kitchen, which is fitted with white units and it also comes with a pantry/utility room. A tidy boiler house outside would make a little store room or kennel.

Of the four bedrooms originally on the first floor, one has been sacrificed to make an ensuite bedroom leaving three double rooms and a bathroom remaining.

A ground floor cloakroom is also off the main hallway and there are new wooden floors in some of the rooms. Heating is by gas.

The entrance to Rockhurst is neatly done in cobble lock brick and to the rear is a detached garage with carport ideal for rainy-days. The rear garden is very attractive and is bounded by an old limestone wall: to the front, the house has a lovely sunny porch that's big enough to use as a sunroom.

Malcolm Tyrrell gives a rough guide of between €650,000 to €700,000 for this property.

This could be considered a cautious estimate considering that an undeveloped property, the same size as Rockhurst sold through the same agent recently for a sum in the region of €650,000 and needed quite a bit of work.

Also up for sale in the estate is a four-bedroom semi on the right hand side of the road, through Timothy Sullivan and Associates.

Mr Sullivan also dealt with the sale of another property in Menloe last year which sold for £410,000: the semi-detached house in question did have a large extension, he points out.

'Summerlea' is the latest property on the agents books and this is a four-bedroom semi with an unusual addition to the sale a detached chalet to the rear which at one time served as venue for local 'hops'.

The ultimate dog-house, it comes with heating and a fireplace and could be a valuable addition for a family with teenage children or an elderly relative.

Although it comes with four bedrooms, the rooms aren't too large, says Mr Sullivan and one box room would easily convert to an ensuite, in the manner of Rockhurst.

The ground floor accommodation is good, however, as the house has a large, kitchen/dining room extension.

The main sitting room of 15' by 12' runs into the dining room and both have original fireplaces. The kitchen is 17' by 14' and comes fully fitted: all four bedrooms and a main bathroom are on the upper floor.

As well as chalet, Summerlea comes with a detached garage and spacious, west-facing gardens at the rear. A smaller, hedged-in garden is to the front.

Tim Sullivan gives a guide price of €350,000 for Summerlea.

Both agents are already dealing with heavy bookings for viewings and, according to Tim Sullivan, people who weren't even thinking of selling, are now thinking about a move to this salubrious, Blackrock address.