On the up and up in the leafy suburbs of the city

IT is a funny old market, when buyers are prepared to pay more for less, but that’s what happens sometimes at the e1 million and more mark.

Cases in point are the two last new houses to be built and sold at Abbottswood Downs, in Rochestown, Cork, borrowing their abbott reference from the proximity to the Capuchin order’s Rochestown College.

The two final detached homes have accommodation on three levels, giving them up to 3,000 sq ft of living space and scope for up to six bedrooms, though some buyers will reconfigure for more living space.

Nos 20 and 21 Abbottswood Downs have been built by Kona Developments on sites they acquired from the Butler family, who have by now sold vast tracts of prime hillside Rochestown residential building land.

Bantry builder Denis O’Brien of Kona says they have been consistently approached by aspirant buyers during the year-long build process and his impression is that anyone who buys at this level is going to want to put their own stamp on these homes.

So, he is selling the houses via estate agents Timothy Sullivan Associates, completed to a high level, but minus things like a fitted kitchen, ground level floor finish or tiling.

Most rooms have phone and TV points, there’s a central vacuum system, lots of recessed lighting, and gas heating.

There is a cobble-lock drive and decked areas on the very compact sloping sites by the entrance to Abbottswood, which has 21 large detached houses to an American-inspired design in the Downs, with 20 or so semis behind in the Avenue, and with a further 30 or so terraced townhouses in the Mews.

Auctioneer Tim Sullivan says that as there are only two of houses left, they will go to the highest bidders, possibly even to auction.

He’s not quoting an asking price, but says “they clearly are worth €1 million and more, especially as an even larger house at the top of Abbottswood recently sold for a reported €1.4 million.”

Nos 20 and 21 are slimmed down, narrower versions of their early 2000s-built near neighbours, but extra space was found by going into a second floor to bring the overall area to 3,000 sq ft.

The ground level is quite open plan, with a large sitting room to the front, double doors to a rear dining room and more double doors to a 28’ by 13’ kitchen/breakfast/sunroom. This lower level also has a large utility, with a guest loo off the hallway.

The first floor has four bedrooms, one with en suite bathroom, all have built-ins, and the main bathroom has separate bath and shower.

There’s full, fire-reg compliant staircase to the second floor, originally conceived to have a very large play area, plus two bedrooms and further bathroom.

There’s every chance some intending buyers will make this a really sumptuous master suite, with his and hers dressing rooms, and an en suite bathroom in between instead.

Building work is just wrapping up, after a year on site, and the use of high-density Kingspan insulation throughout and condensing boilers should ensure an ‘A’ energy rating, says builder Denis O’Brien.