Friday 30 September 2016

€1.95m Donnybrook semi comes with an added annual income of €18,000

A Victorian property at Eglinton Road offers extra income of €18,000

Katy McGuinness

Published 16/10/2015 | 02:30

Eglinton Road, kitchen
Eglinton Road, kitchen
Eglinton Road, hall
Eglinton Road, living room
The house is a substantial two-storey over-garden-level semi-detached red-brick Victorian property
Eglinton Road, bedroom
The garden level which has been used as a dental practice.

Fancy living on one of the smartest roads in Dublin 4 and having someone else pay for it - or at least a substantial part of your mortgage?

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That's a realistic option for the purchasers of 69 Eglinton Road in Donnybrook, which offers the possibility of renting out the garden level and living in the rest of the house.

The house is a substantial two-storey, over-garden-level, semi-detached, red-brick Victorian property located on the right-hand side of Eglinton Road, as you drive from Donnybrook in the direction of Ranelagh. Eglinton is a tree-lined street populated by some fairly grand houses, many of which are in residential use.

As currently configured, the upper two floors of No. 69 provide elegant family accommodation, while the garden level has been used until recently as a dental surgery. It could similarly be used as consulting rooms for a general practitioner or other healthcare specialist. The going rent for consulting rooms like this in the area is €1,500 per month or €18,000 per annum.

So for a family in search of a fine D4 period house, but one which does not have a requirement for all the space available (the three floors total 3,555sq ft), there is the potential to put the garden level to work to help fund the rest of the house. As well as surgery use, the garden level could also function as an office for the new owners, or as a separate apartment or staff accommodation, subject to the necessary planning consents.

Eglinton Road is an excellent location in both residential and commercial terms, and there are embassies, medical practices, and other businesses in several of the houses.

Eglinton Road, kitchen
Eglinton Road, kitchen
The house is a substantial two-storey over-garden-level semi-detached red-brick Victorian property
Eglinton Road, hall
Eglinton Road, living room
Eglinton Road, bedroom
The garden level which has been used as a dental practice.

No. 69 is situated behind electric gates, and has off-street parking for several cars to the front, as well as rear access off the lane to the back of the house, with additional parking if required. Red-zone street parking is also readily available, so a medical or dental practitioner could use the back of the property for staff and/or family parking, and the front for patients.

The current owners bought the house over a decade ago and undertook a substantial refurbishment that included re-wiring and re-plumbing and replacing windows.

A tall flight of granite steps leads up to the front door, which opens onto a marble-tiled entrance hall with decorative cornicing.

At entrance level there are elegant front to back reception rooms, with interconnecting double doors. To the front is the drawing room, with a white marble fireplace, decorative cornicing, centre rose and working shutters, while the dining room - with similar features - is to the rear and overlooks the back garden.

There is a luxurious guest lavatory with panelled walls and also a utility room at entrance level, and the kitchen/ breakfast room is in the return. It is smart and modern, with a marble-tiled floor, Shaker-style units, marble worktops, a six-ring Britannia range cooker, and integrated appliances. There's a marble-topped breakfast bar too and a pleasant aspect onto the garden.

Upstairs are four bedrooms, the master en suite, plus a shower room. The master bedroom lies to the front of the house, and is a well-proportioned room with built-in wardrobes, decorative cornicing, and shuttered windows.

Two of the bedrooms are on the small side, which will work for some families - primarily those with younger, smaller children - but not for others. No. 69 does offer the prospect of flexibility over time, with the different floors being adapted to different purposes as requirements dictate.

The garden level is accessed via internal steps from the breakfast room, and also from the exterior, both front and back. The current owners have run a successful dental practice from this floor, and the space has been arranged to provide for two treatment rooms, as well as office, reception, ancillary, lavatories, and kitchen space.

Eglinton Road, bedroom
Eglinton Road, bedroom
The house is a substantial two-storey over-garden-level semi-detached red-brick Victorian property
Eglinton Road, kitchen
Eglinton Road, hall
Eglinton Road, living room
The garden level which has been used as a dental practice.

New owners will have the option to reintegrate the garden level into the main house, and perhaps locate an open-plan kitchen and family living space here, with easy access to the garden.

Currently the garden is planted to be maintenance-free and there is no lawn, which will be regarded as a positive by some potential purchasers. Others will wish to explore the horticultural possibilities of what is a reasonable-sized town garden, but may have to sacrifice parking to do so. As it stands, there is enough room for dining al fresco and the odd barbecue.

No. 69 first came to the market over a year ago, guiding a price of €2.5m. Now it is priced to sell at €1.95m, and whoever buys it looks as if they will be getting something of a bargain, if they secure it at that figure, given the condition of the house, its prime D4 location, and the potential income to be earned from renting out the basement.

A slightly larger house, No 61, was on the market until recently at just under €4m and has now sold, although the agent is not yet in a position to confirm the price. Details will appear on the Residential Property Price Register in due course.

69 Eglinton Rd

Donnybrook, Dublin 4

Asking price: €1.95m

Agent: Colliers (01) 6333700l

Indo Property

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