Bang per buck at roomy mews

The Irish Times - Thursday - Property - - Property The Market - EL­IZ­A­BETH BIRDTHISTLE

De­scrip­tion: Spa­cious four bed­room house in the heart of Balls­bridge. 207sq m (2,200sq ft) Agent: Col­liers In­ter­na­tional Built in 1982, Ayot Mews at 25 Raglan Lane and ex­tend­ing to 207sq m (2,228 sq ft) could hardly be con­sid­ered a typ­i­cal mews prop­erty, due to its size and an ad­di­tional 70 sq m (750 sq ft) of rear gar­den space. In fact, from a Google Earth per­spec­tive, this prop­erty has one of the largest gar­den spa­ces of the mews prop­er­ties on the lane.

This space al­lowed for a long room to the rear of the house that opens into the gar­den through two sets of French win­dows.

Off the hall­way is a kitchen-cum-break­fast room and an of­fice. De­spite be­ing in fine work­ing or­der, the kitchen – cur­rently a maple shaker style – could do with a cos­metic facelift.

It is in the for­mal liv­ing room how­ever that the space here re­ally re­veals it­self.

A lovely bright room with a fire­place as a fo­cal point, it leads out to a for­mal din­ing area, and this in turn leads to the gar­den room – cur­rently used as a third re­cep­tion room.

The en­tire ground floor could eas­ily be re­con­fig­ured. New own­ers might pre­fer to place the kitchen in the gar­den room due to its size, the fine util­ity room that sits ad­ja­cent and the amount of natur al l i ght that fills the room through a cen­tral roof light and a mul­ti­tude of glass win­dows and doors over­look­ing the gar­den.

On the first floor are three dou­ble bed­rooms, the prin­ci­pal is en suite and has a very spa­cious dress- ing room. Up­stairs, on the sec­ond floor, the at­tic has been con­verted and is now laid out as a bed­room, here there is a fur­ther bath­room, which gives the prop­erty four full bath­rooms and a guest toi­let.

The prop­erty has been staged for sale, but needs a lick of paint here and there and new own­ers will most likely take the op­por­tu­nity to up­grade the house. The BER at E1 al­most cer­tainly needs to be ad­dressed.

An­other plus, be­sides the size of the house and gar­den – which also needs tend­ing – is the off street park­ing for two cars be­hind pri­vate gates.

The house first sold in 1996 for a re­ported IR£320,000 and again at auc­tion in 2000 when it at­tained IR£1.56 mil­lion – al­most ¤2 mil­lion. It ap­peared on the mar­ket in 2015 ask­ing ¤1 mil­lion but failed to sell.

Now an ex­ecu­tor sale, the prop­erty is on the mar­ket through Col­liers seek­ing ¤1.3 mil­lion.

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