Five-bedroom South County Dublin home in gated community on the market for €1.4m
Stage is set for sale of South County Dublin home in a gated community
Ardilea Wood is a small gated development of 10 houses, located at the end of the Salzburg cul-de-sac near the top of the Ardilea estate.
The estate's meandering roads and cul-de-sacs are home to substantial A-line houses built in the late 60s and early 70s by developer Dermot O'Callaghan, and are named after prestigious universities - Louvain, Salamanca, Heidelberg and so on.
Built by the Cosgrave Brothers in 2000, Ardilea Wood attracted attention when it was launched on to the market as an estate for millionaires, on a par with Carrickmines Wood further out of town to the south.
The largest houses in the development went for more than €2m, while the houses similar to No. 8 originally sold for between €1.2 and €1.5m. In 2006, one of the houses in the estate sold for an eye-watering €3.5m.
Three years ago, No. 8 was placed on the market with an asking price of €1.25m. There were no takers then, nor at a reduced price of €1.075m. The vendors took it off the market, and have now redecorated it and got rid of some of its tired features, and put it back on with an asking price of €1.4m.
There are tall electric gates at the entrance to Ardilea Wood, and No. 8 has parking for several cars on its driveway, and a wide side-entrance. There's some nice planting to the front of the house, which is double-fronted and has 2,700 sq ft of living space.
The property has been primped for sale to such an extent that it looks like the showhouse that it once was, having been redecorated to a high standard and staged to demonstrate a layout that will appeal to many families.
As a general rule, prospective purchasers find it hard to envisage how they would live in an empty and unfurnished house, and agents say that the expenditure involved in decorating and hiring furniture will be repaid several times over when it comes to the sale price that is achieved.
A rule of thumb is that buyers tend to double the cost of repairs and redecoration in their estimation, and base their calculation as to the price that they are prepared to pay accordingly.
To the right-hand side of the entrance hall there's a family living room with a feature fireplace; this room opens into the kitchen which is fitted with smart appliances including a gas range, American fridge-freezer and wine cooler.
The breakfast room off the kitchen looks out onto the landscaped rear garden which has a westerly aspect and, although on the small side, features a sandstone patio for eating outdoors.
To the left of the hall is a formal living room and separate dining room with double doors out to the rear garden. Both rooms have feature fireplaces, and the sense that there are distinct areas for grown-up life and everyday family life will appeal to those who like to get away from the mess and clutter of the playroom in the evening. Also on the ground floor are a fully-fitted Oakline home office, a utility room and a guest lavatory.
On the first floor there are five double bedrooms, two of them en suite. The master bedroom is situated to the front of the house and has access to a small balcony. There is also a main family bathroom with Jacuzzi bath.
A spiral staircase leads up to the second floor where there is a sizeable recreation room which would be suitable for a home gym, cinema room or second home office. There is another bathroom up here, along with a separate sauna room.
Ardilea Wood is 5km from St Stephen's Green, and convenient to UCD Belfield and the Sandyford Business Park. Public transport in the area includes bus routes that travel along the N11, and the LUAS Green line, with the nearest stop at Churchtown.
The area is well-served by primary and secondary schools including Mount Anville, St Killians and Our Lady's Grove. In terms of shopping, that modern mecca of retail therapy, Dundrum Town Centre, with its multiplex cinema and wide selection of restaurants including Jamie's Italian, is a short drive away. Mount Merrion has a good Supervalu supermarket, the new Avoca-wannabe Union Café, and the wonderful Michael's restaurant, where you'll find all the locals taking advantage of some of the best and most-reasonably-priced food available in the South County Dublin suburbs.
The walk to and from Michael's weekly pizza night on a Tuesday is just about long enough to work off a good proportion of dinner.
8 Ardilea Wood
Clonskeagh, Dublin 14
Asking price: €1.4m
Agent: JLL (01) 673 1600