Miramar in Passage West has much to please a trade up buyer — well designed, well finished, modern living space and mature gardens as well as a separate small house for granny.
Sq m 205 (2,200 sq ft)#
Best Feature: Interior style
Selling agents James G Coughlan Associates say that the asking price of €360,000 represents exceptionally good value.
People are now paying €350,000 for a three-bed semi in Ballinlough — this has 2,200 sq ft, a site of a fifth of an acre and a 600 sq ft granny flat,’’ says auctioneer Jim Coughlan.
Set on an elevated site off Old Church Road, Miramar is No 13 in Avondale, a mature development which consists of 15 or 16 individually built detached homes.
Completed in 2000, the four-bed dormer property is still owned by the family that built it.
The architect who designed it was directed to make the interior bright and functional with modern open plan living areas. Interesting features include an attractive open-tread return beech staircase which takes up much less space than more traditional ones.
The architect also varied the level at ground floor to break up the space. Painted mostly in cream with occasional touches of burnished gold, it’s a contemporary residence with polished timber flooring and modern kitchen and bathroom fittings. Mr Coughlan says the quality of the finish is one of the things that makes this house stand out.
The largest room is a 17’ long lounge with solid beech flooring and a raised granite and sandstone fireplace. Extending from front to rear, this room has four windows, two on either side.
The kitchen diner is also a substantial room with maple shaker-style units, integrated appliances and ceramic floor tiles. A red brick wall supports the counter and also divides the kitchen from the dining area.
Red bricks are a feature in the steps leading down from the kitchen into the dining room which has a 10’ high ceiling and patio doors.
Other ground floor rooms include a utility room and a cream and gold guest WC with Villeroy and Boch fittings and marble tiling. Also at this level is the fourth bedroom, a timber floored room which is currently in use as a study.
The beech staircase in the hallway leads up to a spacious landing area with semi-solid walnut flooring. In order to use this space as a reading area the owners have added a sofa.
The main bedroom (17’t by 15’) is bright and modern with semi-solid walnut flooring and white built-in wardrobes with a beech veneer inset.
It has a substantial en suite (13’t by 9’) with a Jacuzzi bath, a shower, contemporary fitting and marble tiling. The house has two other en suite bedrooms upstairs, both with semi solid walnut flooring.
Fitted with double glazed PVC windows, gas heating with a condenser boiler, the house has a C2 energy rating.
Behind the house and across the patio is a detached two-storey building described as a granny flat. This has a 18’ by 16’ living/dining/kitchen area , with cream fitted units at ground level and an upstairs bedroom with an en suite.
Originally built as a games room it was later converted into living space. New owners could make it a gym, accommodate guests or a granny or use it to set up a home enterprise.
Alongside the granny pad, there is a six metre by four metre metal shed, and next to this is a smaller timber shed.
The property has an electronic gated entrance, a cobblelock driveway and patio and lawned gardens with shrubs, plants and mature trees.
Out back on the lawn there is a large old oak tree and out front are two apple trees now coming into blossom. Set on an elevated site above the harbour, Mirimar got its name from its sea views.
Trees have obscured some of the views but from the upstairs windows you can see across to Fota Island and the lower harbour. It is 10 kilometers from Cork and five from Douglas. Pubs, shops and schools in Passage West are within a short walk.
There haven’t been too many sales in Avondale in recent years although No 21 sold in 2012 for €375,00 and No 4, a four-bed detached dormer went up for sale in January with a guide of €295,000.
In the boom times, prices in the estate were much higher and No 4 was on the market in 2007 with a guide of €575,000.
VERDICT: As a family trade up it has something for everyone - including granny.
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