Ranelagh re­designs see the light

Two three-bed mid-ter­raced homes on the same side of Holly­bank Av­enue of­fer dif­fer­ent takes on the same street

The Irish Times - Thursday - Property - - Property The Market - 850,000 &¤875,000 ALANNA GAL­LAGHER ALANNA GAL­LAGHER

De­scrip­tion: Three-bed­room mid-ter­race Ed­war­dian with ul­tra modern ex­ten­sion Agent: Youngs Pe­riod red­bricks may be beau­ti­ful to look at but you pay a pre­mium for that smart ex­te­rior when many of the in­te­ri­ors need a se­ri­ous up­grade and re­con­fig­u­ra­tion to suit modern liv­ing.

The red­brick pe­riod prop­er­ties on Holly­bank Av­enue Lower, a quiet cul-de-sac off Ranelagh’s Sand­ford Road, have pretty ex­te­ri­ors but those in need of mod­erni­sa­tion often have small dou­bles and a box room by way of ac­com­mo­da­tion.

Those that have been up­graded can com­mand high ask­ing prices for what are rel­a­tively com­pact homes.

Take num­ber 4, orig­i­nally a three-bed bay-fronted home with a west-fac­ing gar­den. When it came to mar­ket in Novem­ber 2017 ask­ing ¤795,000 it had been turned into a roomy two-bed with a con­verted at­tic 101sq m /1087sq ft in size. It sold for a very strong ¤915,000.

In Fe­bru­ary of the same year, num­ber 5, across the street, a prop­erty of a sim­i­lar size and lay­out, with an ex­ten­sion and an east-fac­ing gar­den, sold for ¤780,000, ac­cord­ing to the prop­erty price reg­is­ter.

Num­ber 58, a s i z eable three-bed, 118sq m/1270sq ft, also with an east-fac­ing gar­den, came to mar­ket ear­lier this sea­son seek­ing ¤895,000. Its pri c e was re­duced to ¤875,000 and it has just been sale agreed at around the orig­i­nal ask­ing.

Reimag­ined

Now num­ber 22 Holly­bank Av­enue comes to mar­ket. Si­t­u­ated on the same side of the street as num­ber 4 it has a sunny, west-fac­ing back gar­den and has been ut­terly reimag­ined since its busi­ness­woman owner bought it in 2010 when it mea­sured 94sq m /1,011sq ft and was pur­chased for ¤540,000, ac­cord­ing to the prop­erty price reg­is­ter.

She com­mis­sioned Al­lis­ter Coyne, of Ailtireacht Ar­chi­tects, to ex­tend the prop­erty and over­see the works, and the re­sult­ing jewel box, now 114sq m /1,227sq ft in size, is light-filled with a bro­ken plan lay­out down­stairs that can be opened up or closed off de­pend­ing on your mood. The re­sult is a house that de­spite the large win­dows wash­ing it in light, feels ex­cep­tion­ally pri­vate

In­stead of the usual big glass box ex­ten­sion the re­sult is re­strained, with light pen­e­trat­ing the open-plan kitchen diner but never too blind­ing.

The ma­te­ri­als have been kept to a min­i­mum adding a real sense of co­he­sion to the ground level.

Pol­ished and tinted con­crete floors the en­tire down­stairs with dif­fer­ent tex­tures de­lin­eat­ing each area. There’s a coarse ver­sion, pro­vid­ing grip on the west-fac­ing pa­tio, it is smooth un­der­foot in the kitchen and the countertops and is­land top and apron have all been given an ul­tra-smooth fin­ish. The nu­anced dif­fer­ence is only dis­cernible in stockinged feet – some­thing the un­der­floor heat­ing through­out will en­hance.

The con­crete is con­trasted by the use of si­enna-coloured Se­pele, that em­u­lates the rich colour of ma­hogany.

This beau­ti­fully grained hard­wood from Africa fea­tures in the tim­ber win­dows, the prop­erty’s di­vid­ing walls and is used as a pri­vacy screen in the gar­den. The win­dows, kitchen and floor-to-ceil­ing doors are all be­spoke, de­signed by David Coyne of Oikos who also did the din­ing ta­bles in Miche­lin star res­tau­rant Chap­ter One.

There is room in the kitchen for a round din­ing ta­ble that com­fort­ably seats eight and the room links, via a set of steps, to what would have orig­i­nally been the din­ing room.

A tall slid­ing door, also Oikos, can be used to close off the front liv­ing room from the rest of the ground floor.

Up­stairs the house now has three de­cent sized dou­bles with a big fam­ily bath­room and a shower en suite in the main bed­room, si­t­u­ated to the front of the prop­erty. Black Kilkenny lime­stone floors the bath­rooms where there are elec­tric devi mats to warm bare feet on win­ter morn­ings.

The gar­den needs min­i­mal at­ten­tion. A sil­ver birch and some low-ly­ing ferns frame the con­crete base.

The prop­erty, in walk-in con­di­tion, is seek­ing ¤850,000 through Young’s es­tate agents. De­scrip­tion: Three-bed ter­raced house with light-filled at­ti­c­roomandwest-fac­ing­gar­den. Agent: Quillsen Holly­bank Av­enue Up­per is a quiet cul-de-sac with two dif­fer­ent styles of houses, a 1980s ter­race of town­houses and a 1920s row of homes that back on to Gon­zaga Col­lege.

Num­ber 4 is a mid-ter­race three-bed that has been opened up and ex­tended by its for­mer ar­chi­tect owner to make it light­filled. It is seek­ing ¤875,000 through agent Quillsen.

The prop­erty now mea­sures 180sq m (1,938sq ft) and opens into a large liv­ing/din­ingroom, which is dual-as­pect space as a re­sult of re­plac­ing the rear win­dow with a glass door lead­ing out to the west-fac­ing gar­den.

The house isn’t over­looked to the front and the gar­den to the back has ar­ti­fi­cial grass and an old vil­lage pump as well as high hedg­ing, some of which is bam­boo.

The kitchen is on the re­turn where the cur­rent own­ers in­stalled vanilla white units and pol­ished black gran­ite work­tops as well as a guest WC un­der the stairs. This space is also dual as­pect with slid­ing doors let­ting in south­ern light and pa­tio doors to the rear bring­ing in light from the west.

The prop­erty mea­sures 108sq m (1,162sq ft) and has three good-sized dou­bles, one on the re­turn where the fam­ily bath­rooms is also lo­cated, as well as a fur­ther 17sq m (182sq ft) of at­tic space, ac­cessed via a spi­ral stair­case.

Park­ing is on street.

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