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Urban Life: Smart family-friendly home

1A Rosemount Terrace, Arbour Hill, Stoneybatter, Dublin 7 €475,000

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1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

There's a photo that you can find on-line of when 1a Rosemount Terrace in Arbour Hill was last on the market back in 2013. The asking price back then was €150,00 but the sale price doesn't appear on the Residential Property Price Register.

No 1a Rosemount Terrace seven years ago was a very different proposition to the one it is now.

Then it looked rather sad and forlorn, and No 1 next door was a newsagents' and tobacconists' shop called Donlon's. It, too, was for sale with the same agent, also for €150,000.

These days No 1a is a smart three-bedroom family home, its windows and front door painted dark grey, and No 1 appears to be the same - the shopfront is also painted grey and what was the shop is now a residence. On the other side of No 1a there's now a hot yoga studio; residents of Rosemount Terrace have no excuse not to keep in trim.

Back in 2013 the Dublin property market was in the doldrums, and savvy investors with access to cash, or bank lending, could do well for themselves.

The current owner of No 1a bought the house, which looks as if it is a continuation of the original Rosemount Terrace but was, in fact, an extension to the terrace built during the 1990s, as an investment.

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1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

He says that he had identified Stoneybatter as an area that was up and coming, and he has been proven to be right - although even he probably didn't anticipate just how trendy it would become.

Last year Time Out magazine named Stoneybatter as one of the 50 coolest residential neighbourhoods in the world; it came in at number 42.

Time Out described 'the Batter', as it is known to locals, as "one of the most central places" in Dublin "where young people can still afford to live (just), and the neighbourhood pride is strong".

The current owner says that he spent in the region of €50,000-€60,000 upgrading the property, which although full-width to the front is of a triangular shape dictated by the confines of the site. He then rented it out.

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1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

"I wanted to make it more family friendly, so opened out the ground floor into an open-plan kitchen / living / dining space."

There is easy access from the fitted kitchen area to the back of the house out to the small south-east facing city garden to the rear. This is gravelled and bordered on one side by an exposed old stone wall, and there is plenty of room for a barbecue and outdoor eating.

"In addition to the opening out of the ground-floor space, the upgrading included enhancement of the attic space, to make the most of the good light up there," says the vendor. "And I spent the rest of the money on better insulation to improve the BER, which is now C3. I wanted to make the house very liveable, for it to be warm and cosy."

As currently configured, there are two double bedrooms and two shower rooms on the first floor, and a further double bedroom and a study on the second floor. The study has a single bed in it, but is not allowed to be described as a bedroom because the only windows are in its roof.

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1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

The house has been staged for sale by House & Garden Furnishing and looks smart and contemporary.

Whatever about young people being able to afford to live there, Stoneybatter has plenty to attract those that can, and the vendor says that he has never had any trouble renting the property, and that people who have lived there have loved the neighbourhood and commented on how friendly it is.

The last tenant was paying a rent of €2,370 per month, but the owner says that he believes that the property would now achieve a market rent of €3,500, which he points out would be a yield of 8.9pc if purchased for the asking price.

No 1a will appeal to young families unwilling to relinquish proximity to the city centre just because they have children, and to families from outside Dublin looking for a base for college-age offspring in the capital.

The convenience of having the lovely Lilliput Stores, singled out by Time Out as one of the highlights of the neighbourhood - somewhere to drop in for a coffee or impromptu glass of wine, a great sandwich at lunchtime or a few small plates on a weekend evening, or simply to stock up on milk, bread, cheese and pesto (the essentials) - just a couple of doors away cannot be underestimated.

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1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

In Stoneybatter itself, there are a host of shops, cafes and restaurants worth exploring. One of the best places to eat is Grano, where the speciality is hand-made pasta (the bigoli cacio e pepe is wonderful) and the wine list features mainly natural and bio-dynamic wines from small producers.

Other good spots are The Belfry, a pub that serves pizza, and L Mulligan Grocer, offering an elevated gastro-pub menu using impeccably sourced ingredients and a terrific range of Irish whiskeys. At the back of The Glimmerman pub is Viet Nom, a food truck serving delicious vegan and vegetarian Vietnamese fusion food.

Within walking distance of Rosemount Terrace are the Lighthouse Cinema at Smithfield, the DIT Grangegorman campus and the city centre, with the Luas and several bus routes also close by.

Era: 1990s

Size: 117sqm

Agent: Felicity Fox (01) 633 4431

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1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

1A Rosemount Terrace, Arbour Hill, Dublin 7

Viewing: By appointment

Sunday Independent