Arbutus Lodge now worth more dead than alive

THE location is so hot the fact this house has internal fire damage still isn’t dissuading viewers and bidders.

In fact, the fire damage is just one of its woes: in a blunt assessment.

It also may have been poorly built, as poorly maintained in latter years and now is worth more dead than alive.

Doing a gut and re-fit job on Arbutus Lodge is probably the long way around, it would be as cheap to start again from scratch, the finished job would be a more efficient home and the site justifies it all too.

Arbutus Lodge, on the Old Blackrock Road in Cork city beyond the South Infirmary hospital, is a detached dwelling on a prime quarter, just before the new upmarket Rochelle school site residential development recently completed by O’Callaghan Properties: in fact, its former owner was an unsuccessful objector to that Rochelle planning application a few years ago.

It had a €650,000 price guide, and is under rapid-fire offers tipping €850,000 with John Deady of Hamilton Osborne King.

HOK’s initial sale brochure notes that the internal fire damage gives a chance to put a person’s own stamp “on this unique property with potential” — but some engineers who have already checked it out have stamped on this, giving it the kiss of death without even stepping inside.

There is some developer interest, seeking a way of perhaps fitting in three or four townhouses, and private bidders will seek to demolish and re-build a c 500,000/2,500-plus sq ft/home with a market value of €1.3 to €1.5 million, on this private and mature quarter acre old suburban site with parking, Mr Deady indicates.

At present rooms or ‘space’ includes main hall, with original staircase, rear hall with guest loo, lounge with fireplace and study, kitchen with garden access, and three bedrooms, in a quirky two storey home, yet one of some distinction.

For replacement ideas, there’s a distinctive master bedroom with lofted ceiling and marble fireplace, and a second bedroom also has a chimney-piece, and this level also has a dressing room.

After this, you are on your own with you drawing pad, doodles and mortgage applications.