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
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.
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.