http://www.myhome.ie/1837595

Needs a bit of work done, around the kitchen area anyway, and I don't really understand where the garage fits in on the plans, unless it's very, very small. Has a lot going for it though.

Its strange that the left the garage out of the floor plans, its possibly absolutely tiny or else they have the depth of the utility and kitchen wrong - keep in mind that these plans are usually not to scale, they're mainly just to show the general layout. At this price I'm not overly impressed to be honest. The picture of the garden that they show is of the side garden, which is fine, but then there's barely anything to the back of you. The side garden really is its saviour, because some of the neighbouring homes don't even have this benefit. I would expect most buyers looking in St. Alban's to be families, although I could easily be wrong, and this sized garden would put a lot of people off I reckon.

In terms of work needing to be done; obviously all the interior needs doing. The next buyer could convert the garage to make some more space if necessary. The kitchen is pokey and it'd probably be best to knock it into the dining area and have a kitchen diner, although extending outwards into the garden won't really be an option as if you extend to the back of the house you'll literally create an alleyway and if you extend to the side, you lose the only usable bit of garden you have. All of this will cost even more money on top of the 595k (which is already quite overpriced imo - €412/sq.ft). Also, the front is quite tight and I don't know how easy it would be to re-arrange it to afford parking for two cars, although perhaps its possible.

I actually do like the house, but the gardens put me off personally. Not enough room out front to park multiple cars comfortably and not enough room out the back in general - both for use and to extend onto. Number 62 isn't the only house with small gardens on the road, some have even smaller ones due to lack of side garden, I'd just hold out for one with a better garden if I was looking for something on this road. All in all, the house itself is fine and is in a great location, but the garden lets it down.

agree the lack of a garden and especially room to extend is the major drawback but I do really like the road and I think if another came up with a bigger garden it would be way over my budget, this already is.

Very interesting to view this in while bearing the 36 Wilfield Road in mind. Wilfield is in much worse nick (only 100 sq ft larger) but with a larger garden and potential to expand.

Wilfield is 200k more expensive.

http://www.thepropertypin.com/viewtopic.php?f=10&t=40374&p=584501&hilit=wilfield#p584501

Was going to say the same, that it really make Wilfield look overpriced not that that needed much pointing out. Both equally good roads i reckon and attractive looking houses, Wilfield has a far superior garden but that's about it.

I find the 36 Wilfield price a joke. Harsh, but I am actually laughing when I think of it.

Agreed.
Wilfield is ridiculous - makes nearby houses such as 43 Nutley Park (http://www.myhome.ie/residential/brochure/43-nutley-park-donnybrook-dublin-4/1612664) look cheap at €850k with it's nice proportions, generous garden and superior location, in my opinion.

Odd you should say that, I am surprised that this one hasn't moved also, at €850k *asking*. The plot size is great, and there appears to be reasonable scope to extend given the big job done on the first house on the LHS as you go down Nutley Park. It's very quiet yet great access via the bus routes etc, and of course if you're a golfer or tennis player, Elm Park is 200m away. I have relatives living on this road (opp side) and have been in a few times. These houses are very 'solid', hallway generous etc. I don't get it!

The Nutley house is great, has it all really, 850k is a lot of anyone's money though.

Agreed, it's certainly a great house. From just looking at the photos, it looks like it ticks all the boxes. Just needs its decor updated really - even though I don't actually mind it so much as is Probably needs windows replaced, especially that glass wall at the back which presumably lets all the heat out of the house. A nice new set of 'celtic tiger style' bifold doors will fit nicely in their place! Just to give some history, I believe the house last sold in the year 1980 with Lisney after it was withdrawn at auction quoting £74,000 - so the owners are still doing alright if they did infact buy it then for around that sum. Given the decor, it has possibly been owned by the same person since - who, I believe, is/was a judge (or at least they were around 1994 anyway when they were definitely living here). Could have been bought privately since, though. I'm always hearing how we're back to below 2000 prices now, so in 1998 No.7 (4bed) and No. 20 (3bed) Nutley Park sold for £445,000 (€565k) and £440,000 (€558k) respectively, so we're still far off those levels. In terms of Nutley Park at the height, 58 Nutley Park (1st house on left as you enter from Nutley Lane) sold for €1.7m in 2005 - it had a slightly smaller garden then No. 43, 3 bedrooms, a kitchen extension, a separate one-bed apartment (instead of the garage) with kitchen, living room and bedroom. I assume it was also in a similar condition to No. 43, as in everything would be replaced. I reckon that the most they would have achieved for No. 43 at the end of '06/ start of '07 would have been around €2.5m in its current condition given the fact that its a four bed, larger south facing garden and the market would have improved from the beginning of '05 to then. Overall its probably fallen in line with the rest of the market, losing approx 2/3's of its value - so it will probably be bought soon as it is a fantastic family home in a prestigious area.

Great analysis.

43 Nutley Park was indeed owned by a judge, who died some years back. His family are selling the place now. I know from experience how well proportioned these houses are (I've been in many of them, including this one!). The only real issue with number 43 is the rooms downstairs all open onto each other making heating them all a nightmare - partitioning would be needed. The kitchen was removed following a Sale Agreed last year that fell through, but it would have had to go anyway. You would also need to insulate the place. I believe the place is Sale Agreed again, but there are issues with the bank coughing up.

The garden is amazing. The houses on the other side of the street may look out onto Elm Park, but the sun you get on this side lasts right into the evening.

Went to look at this at the open view today. There is actually no garage, the utility room is it, when you open the garage door there is just a wall. It's nice alright. Major downside is lack of parking in the area and the small garden, gives no scope to extend and it doesn't appear to get much sun, none at all at the back I'd say.
EA says there is an offer of 580k and it may be gone this week.

He may be lying but houses at this price point seem to be selling

She may have been, but I didn't think so, i would expect it to get close to asking, it's a top rate location. Will see if it goes sale agreed soon.