Groom to improve? €485k Abbotswood not left short on top, back and sides

€485k family-friendly semi-d in Rochestown has attic conversion, sun room and garage on the side ripe for colonizing

Lucky for some: No 13 Abbotswood Avenue  Rochestown

Rochestown, Cork
€495,000
Size	162 sq m (1,730 sq ft)
Bedrooms	4
Bathrooms	4
BER	C3

THE attributes of 13 Abbotswood Avenue sound like an old-fashioned instruction to a hairdresser....but, instead of short back and sides, it’s a case of check out the side, back and top?

Sun room to the rear

Extended up into the attic, and out to the back with a sun room off the kitchen/dining room, No 13 seems to be quite a box ticker for families looking to trade up in the greater Cork area, coming as it does with over 1,730 sq ft within.

The four-bed semi-detached home, likely to be a few decades old now, is off Monastery Road in Rochestown and as well as having an excellent and highly accessible attic conversion with Veluxes, and sun room with more Veluxes, also comes with a detached but very adjacent garage on its corner site.

Rear view

Add to those desirable assets a south-west aspect to the rear and a decent size back garden with patio, and it’s likely selling agent Barry Smith of James G Coughlan Associates will be pretty busy on viewings.

He guides at €495,000 and comments that it has “one of the best attic conversions I have come across of its type, carried out with a full-width staircase, all without sacrificing the fourth bedroom.”

Joined up thinking, or thinking of joining it up?

The stairs is planning compliant, but strict technicalities might mean the top floor room can’t be described as a bedrooms, as three-storey houses need other elements such as self-closing doors and double slabbed ceilings to be able to call top floor rooms bedrooms.

Thus No 13 has a multi-use top floor room with en suite shower and eaves storage, and the mid level still has four bedrooms in situ after a way was found to get a stairs up to the second floor, albeit one or two rooms now seem to have angles cut out for fit the adjustment and have ended up off-square as a result.

At ground there’s a front reception room with fire and double doors to the hall, and another set of double doors (part-glazed) to the rear reception/dining next to a kitchen. Both the hall and kitchen share the same floor tile and the rooms alongside are in oak, with oak laminate picking up then in the 20’ by 10’ sun room.

The BER’s a C3, and overall condition is very good, whilst the garage may offer further/future conversion/integration scope?

VERDICT: a very good trade up option that may not break the bank at under the €500k mark: the Price Register shows only two Abbotwood Avenue home hitting or topping €400k in the past decade, and one was No 13 itself selling back in 2018 for a recorded €412,500.