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Fix it up: A tired mid-terrace three-bed at Clontarf, Dublin 3


44 Hollyfield Grove, Clontarf, Dublin 3

44 Hollyfield Grove, Clontarf, Dublin 3

44 Hollyfield Grove, Clontarf, Dublin 3

What is it? A three-bed house at the cheaper end of the runaway Clontarf property market, which is the most contested neighbourhood in Dublin right now. Every time a home comes on the market in the well known Dublin 3 seaside stretch, there's a massive reaction from buyers. Built in the 1950s, this mid-terrace at 44 Hollywood Grove is an executor sale, clean and in pretty much original condition. It gives middle earners another chance to be beside the seaside and the city centre.

Tell me more about the place...

There's two interlinking receptions, a separate kitchen, three bedrooms, an upstairs bathroom and a storage cupboard. A workingman's house, it comes with the distinctive shared coalman's passage, which facilitated solid-fuel deliveries back in the day and still proves useful for rear garden access.

The good news?

It seems structurally sound and the mid-century look is fashionable right now. Unlike those versions which were updated in the 1980s or 1990s and are now distinctly out of date, there's some cool original styled joinery, along with cream-cracker-stack tiled chimney pieces and other distinctly period details that are quite trendy at the moment. Keep what you want, change what you want. The sea front is around the corner, but the site is flood free.

And the bad news?

With a grade E BER, it's right down the bottom of the energy-saving class. So you'll need to invest big in proper insulation. The old world kitchen configuration is not suited for modern living. So you'll need a modern kitchen/diner extension at the back, along with rewiring, replumbing and likely some new heating.

How much to buy it?

The agents are asking €450,000.

And to fix it up?

You could do a basic job with the current accommodation for €40,000. But a spend of €75,000 will also get you a decent extension, which does not require planning permission at the back of the house.

What will I end up with?

For an overall spend of €525,000, you're looking at a modern family home in Clontarf, a location in which three-beds in good condition don't tend to go for much less than €600,000 today.

Who do I talk to?

It's on view by appointment only this weekend and Vincent Kelly of Kelly Bradshaw Dalton (01 8040500) has the keys to seaside proximity.

Indo Property

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