Trading up

We scan a selection of trading up homes around the country.

Trading up

Castle Road, Blackrock €385,000

Sq m: walled 0.49 acre

Status: site

BER rating: N/A

Broadband: N/A

The address ‘Tenby Lane’ even sounds charming, old-worldly and withdrawn — and so it is. It’s also the walled-in and wooded site of a rare house plot and the chance to build an up-to-speed modern home, in an utterly special setting.

Think castles and Cork City’s gentrified Castle Road in Blackrock, home to houses of period grandeur, and to a very small and select group of modern and contemporary interlopers.

There’s been a small cluster of new homes built here along Tenby Lane in the last decade or so, mostly by members of the one family associated with one of the big houses which stood on lots of land on Castle Road. Now, others have the chance to buy into the so-private enclave, via Sheila O’Flynn of Sherry FitzGerald.

It’s lush, but overgrown and heavily screened by mature trees such as ash, with some old glasshouses slumped against a high southfacing wall; it will be a gardener’s paradise, and a playground glory for growing children.

There’s a lapsed grant of planning for two houses, and it is now a half acre chance for a one-off new-build, with a €385,000 AMV.

VERDICT: Earlier this spring the same agent sold a main Blackrock Road site for well over €500,000 for one large dwelling: further out of town, Tenby Lane is in a world of its own.

Well Road, Cork City €320,000

Sq m: 140 (1,500 sq ft)

Bedrooms: 4

Bathrooms: 2

BER rating: D1

The estate setting is very different for the mature four-bed semi-d at 10 Douglas Hall Lawn. This handful of a couple of dozen houses looks out on the Douglas Estuary in Cork’s suburbs. Set just off the lower end roundabout on the Well Road by the Douglas Tennis Club, it could be at any remove from the city and daily bustle, yet all of Douglas’s amenities are a five minute walk away. New to market here, but old in feel, is No 10, which has dual heating and pvc double glazing, but other than that needs a raft of the usual upgrades, such as insulation (though walls were recently pumped), kitchen, bathrooms, etc.

Agent Tom Woodward seeks €320,000 and admits it needs modernising and decor, but says it’s overall a good sound house, in a top setting.

As it faces east to the estuary, the back garden is west-facing, so that’s another bonus, and it has front and back gardens, private behind, with a garage.

The property price register shows a sale in Douglas Hall Lawn three years ago for €500,000, and one of No 10’s close neighbours has a recent contemporary cedar box extension as an example of how this 1960s semi might also be added to.

VERDICT: Anchors aweigh — seaside (well, tidal estuary) in the suburbs.

Inchydoney, West Cork €240,000

Sq m: 156 (1,680 sq ft)

Bedrooms: 4

Bathrooms: 4

BER rating: B3

It’s all auction action, on two properties, at Inchydoney Island in the coming weeks.

The period Inchydoney House, a former religious retreat centre on six acres with 1.7 acre walled garden, is due to be sold by public auction on Sept 5, after getting 27 viewings and several surveys. Needing renewal, it featured here as House of the Week in early August, guiding just €400k, but looks certain to go for more now by auction via busy agents Hodnett Forde.

And Barry Nagle of Global Properties will be swinging the auction gavel before that on Aug 21 on a walk-in job, at 6 Inchydoney Island (pic above), a contemporary, high-end beach house at the surf and spa resort near Clonakilty.

Built in the early 2000s by Skibbereen developers to a US Hamptons sort of clad look, some of these great seaside houses made in the mid€800,000s during the boom, when even Inchydoney Island sites made as much as €500,000.

This upside-down house, with beach and sea views, has a €240,000 auction guide, with good pre-auction interest and viewings, notes Mr Nagle.

A four-bed of over 1,600 sq ft, it has zoned gas heating, central vac, alarm and quality finishes and a good B3 BER for all-year comforts

VERDICT: Tide has turned and is rising again at Inchydoney.

Waterford City €100,000

Sq m: 184 (2,000 sq ft)

Bedrooms: 4

Bathrooms: 1

BER rating: G

No 13 South Parade is cheap for a trading-up home, even in Waterford city where values have generally remained on the low side of national averages, but its €100,000 AMV reflects the fact this Georgian townhouse needs careful updating.

Marshalling his professional diplomacy, selling agent Tom Grace of Halley Grace says No 13 is a period townhouse “retaining its old-world characteristics” and that’s fair enough comment for a place that has lots of authenticity, including original sash windows and ornate fanlight and stout entrance door.

It also has a cracking good city location, terraced on the Johns Hill side of South Parade just to the south of spreading old chestnut trees by the Peoples Park, and it’s also a short walk to the city centre.

Despite its urban setting, it has a garden that’s oasis-like, long and lush and dotted and draped with shrubs and flowering trees, with some arching hedges as well for a bit of cohesion beyond the old-fashioned back yard.

No 13 is a three-storey house with four bedrooms, plus that touch of grandness, a first floor drawing room.

VERDICT: Ripe for renewal.

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