4 bed with a seperate grannyflat attached. 525k for 1,850 sq ft = 284per sq ft.
But a good part of that 1,850 is taken up with the granny flat which has no access internally, so a bit of a balls made of what culd have been a good extension
the reg indicates nothing along here has gone for more than 402k, though #14 is probably bigger than the rest below
02 Dec 2010 (Thu) €367,500 28 Brookvale Downs, Rathfarnham
27 Jan 2011 (Thu) €378,500 43 Brookvale Downs, Rathfarnham, Dublin 14
21 Apr 2011 (Thu) €385,000 11 Brookvale Downs, Brookvale Road, Rathfarnham
26 Aug 2011 (Fri) €295,000 17 Brookvale Downs, Rathfarnham
20 May 2011 (Fri) €365,000 61 Brookvale Downs, Rathfarnham, Dublin 16
20 Feb 2012 (Mon) €393,000 24 BROOKVALE ROAD, RATHFARNHAM, DUBLIN 14
28 Jul 2012 (Sat) €402,000 25 Brookvale, Rathfarnham, Dublin 14
In situations like this, I always take the size of a standard house and allow a max of €100/sq.ft for the value of the extended space - and that’s being generous, because it’s you’d do a much better job than they did for that money. I’ve seen another ad for No. 8 saying it was 1550sq.ft, so I’m guessing that’s the standard size. With that in mind, we’ve got an extra 300sqft here, so add on 30k max for that extra space. The granny flat looks like it was just created from converting the garage, so it’s probably useless anyway unless the garage was knocked and a proper structure was erected in its place, which I doubt they did. In any case, taking 30k off for the extensions brings the asking price to 495k for 1550sq.ft (hypothetically speaking), which is about €320/sq.ft. While many would disagree with my calculations, I think its a logical method of finding the value. You can’t value extensions at the same rate as the rest of the house, because you could buy another house on the street and do the work yourself. With two others sold this year for €393k (€253/sqft) and €402k (€259/sqft), one could have purchased them and added on the extra square footage themselves for far less than the going rate per square foot.
This price is not competitive, at all.
This very house was last for sale in 1998 for £220,000 so they stand to make a healthy profit even around the 400-450k mark.
We went sale agreed on this early last year. Following surveyors report, we pulled out. I noticed that it had gone Sale Agreed at least once again… but now back on the market again. I assume the vendors believe that a rising tide lifts all boats and it appears that they are in no rush
Last sell in here was #46 Brookvale Downs in Oct12 for 380k…so thats a 30% rise in asking, which is probably in line with whats been reported for SCD area. But I would’nt have thought houses of this size would get the full benefit of the SCD bubble.
Can’t see this getting more than 450k…and even then I think thats a mad price