Tommy Barker profiles a home in a posh part of Cork that, while modest in size, offers scope for serious expansion.
Kincraigie is one to definitely stir the 2018 pulses of Cork’s upwardly mobile home hunters — it’s a house with huge extra potential, on top of a gilded suburban address.
First up, the location of this 1940-build detached home is deep with the posh Menloe Gardens estate, just off the main Blackrock Road, and any sale here always carries a price premium.
On top of an enviable setting, in towards the end of Menloe, facing the large green and its decades’ old chestnut trees, it has a great aspect, east to the front, and west to the back, with a very deep site and mature private gardens.
That means it’s extendable all day long to the back and there’s still going to be lots of exterior space to enjoy, with sun streaming into the rear: cue large glass box extension, perhaps.
As it stands, this 80-year-old home only has 1,700sq ft of space over its two levels, and that’s after a two-storey extension was previously added, decades ago.
It’s one of the anomalies of Menloe Gardens that, despite its high “des res” reputation for ever and a day, the original houses were always modest sized to begin with.
Of course, on resales since the 1990s, new owners have almost universally gone large with their purchases, and that’s clearly seen along this well-aspected row, when a number have gone big, bold and contemporary.
One much-noted resale in 2011 was the detached Bruidheanbarra, on a double corner site, which made €730,000, and was knocked and since replaced by a whopping, modern family home.
More recent sales include do-er upper, Ardvarna, a dated semi-d making €455,000, just over its asking price, and Glendhu, an immaculate condition four-bed semi-d a few doors away from Kincraigie, exactly hitting its €650,000 asking price, according to the Price Register.
Another, a done-up detached with short west-facing back garden, came for sale over a year ago guiding €980,000, and is as yet unsold, having had a change of agent.
Charged with the executor sale of Kincraigie (and which had been in the same family’s hands for decades) is estate agent Michael O’Donovan of Savills, and he’s confident of his €750,000 askingprice.
He’s just had a few preliminary viewings, and the price doesn’t appear to be a factor, so what it will come down to is just how muchmore new its owners will spend to extend and update it from top to bottom and front to back.
Certainly, it could swallow €250,000 and more, and so may end up as a €1m-plus family home.
Largest room in the double fronted, dash-finished home is the left hand side, double-depth drawing room, at 19ft by 11ft, and the largest bedroom is 18ft by just 8ft deep, so a bit of opening out of remaining rooms is likely.
Several rooms, plus one bedroom have original fireplaces; the main bathroom has a cast-iron roll top bath and the dining room has a timber herringbone pattern floor.
VERDICT: an original of the species, on a tip-top site.
Blackrock Road, Cork
Size: 157sq m
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