WIW - 2 New Brighton Terrace - Period House - 245k

myhome.ie/residential/brochu … ow/2073016

“DNG are delighted to present No.2 New Brighton Terrace to the market. This 4 bedroom period home of C. 209 Sq M has a wonderful town centre location on Parnell Road only seconds walk to the bustling Bray Main Street. The property is sure to impress with generous room proportions, high ceilings and a rear garden of C. 20M that also has rear access from St Kevin’s Square. The property is need of modernisation and upgrading and provides an excellent opportunity for the discerning purchaser to put their own stamp to a wonderful period home.”

Thoughts from the Wicklow crew?

No offstreet parking at the front for a family home. Hrmm.

Plus uno. Probably too close to the main street.

I saw this. the roof looks like it needs to be replaced

I stopped the car and got out to look one day recently as I was passing.
As previous poster says, the roof needs work, this can be seen from the street.
Also some of the windows seemed to be falling apart - so if that much is visible to a casual passer-by, I can only imagine what else needs to be done!
Otherwise, I’d feel like buying the place, it’s in a great location, just off the main street, close to shops, pubs and only 10 mins from the esplanade!

Do you mean you did a proper viewing?
If so, what else did you notice?

That road appears reasonably quiet considering it’s proximity to the main street. And I don’t think it’s a rat run to anywhere in particular for the seafront nightlife set making their way home. There’s rear access for parking - and I’ve never had a problem getting off peak parking down there (dunno what it’s like at peak times)

I’ll go take a look - since a house that size for that price is worth the time the check it out. But I suspect the quality of build won’t be that of so many other period houses.

And it’s a on the ugly side - with that big slab of rendered bunker nailed onto the front of it.

To be fair, the front is the aspect this house which gets a hammering weather-wise so it’s hardly surprising the windows’ll have given up the ghost after what … 100 years?

No, not a proper viewing. I noticed the roof from looking at it across the road. What I also heard is that one of the houses was badly burnt at one stage. Not sure which one. I would also make sure that there are ‘fire barriers’ (sorry don’t know proper term) between the roofs of each of the houses.

In a word? Moneypit.

It might be an exaggeration to say that there wasn’t a single horizontal building element in the whole place - but not overly so. Slanted window sills, sagging floors, tilted architraves, the bowed ridgeboard - all pointing to underlying skeletal decay. Given the same problems in neighbouring properties on the terrace, my guess would be poor (or no) foundations.

You could probably get around the wierd layout inside, which sees a narrow stairs wend its way upwards such that there are steps into just about every upper room (if you want to go from one front bedroom to the other front bedroom you need go down three steps, across a landing, down 4 or so steps, across a small landing and up 5 or so steps!!). 4 beds (two generous enough) and a cramped bathroom would distill down into a modern three bed + decent bathroom + small study/storage room. Period features inside are limited to a bit of cornicing in the front room and hall, a couple of fireplaces and four panel doors throughout.

At mid-floor (entrance) level, opening up the wall at the end of the hall would lead you more conveniently into a reasonable, but not that spacious, kitchen/dining room.That, and the sunny living room to the front completes the main living floor. Due to the stairs dividing the house laterally, you can’t really break through from the front living room into kitchen/diner area - so would be left with a northerly illuminated kitchen. It sounds like a big house sq ft wise, but division of that space over three floors detracts sustantially from practical functionality.

Basement level consists of two large rooms: the front smelling dry, the rear smelling bedsit damp. Ceiling here about 7ft high but functional all the same.

Generous enough garden (accessed via crumbling rendered brick stairs from middle floor or from the basement) with the sash-windowed garage at the end of the garden on the verge of collapse.

This is a from-the-ground-up renovation job including, I can’t but conclude, a new double apex roof with the near certainty of some unpleasant surprises in the brickwork once the crumbling render/plasterwork is removed. Plus windows all round. Plus much plastering of walls and ceilings. To start with.

The heavy set bay window, which wouldn’t look out of place on Omaha beach, the poorly proportioned ‘church’ effect windows, the equally oddly proportioned arch over the hall door - as well as the inner layout generally - are all suggestive of an amateur at work. This would go someway to explain the poorly performing structural aspects.

There’s an offer in of 200k but to my mind, I’d prefer to pay 100K more and start off with something that was both better built to begin with as well as being a little more attractive and perhaps better located … so as to make all the effort worthwhile.

York sums this property up pretty well so I only ned to add a few additional pieces of information.

I was angry leaving this property at the state that it has been allowed to get into by the owner-occupiers. Simple things like down-pipes from the bay window were missing leading directly to severe damage inside the basement area. There was water running down the wall in the basement and the wall crumbled to the touch. There was a dodgy looking wall of bare pasterboard nailed to some timber to try and cover it up but if you stick your hand behind it you will feel the water. I should also add that it hadn’t rained for a number of days before my viewing.

Walking around the bedrooms it was hard not to notice the bowing of the floorboards- the wardrobe in the main bedroom was touching the wall at the floor and a good six inches away from the wall at the top. The ceilings have also been replaced with those tiles you remember from your school days and these are falling off with what looks like water damage.

On the plus side there is in fact vehicular access to the rear and plenty of space for a number of cars if need be.

What’s it worth? With the obvious problems from the roof basement and the problems that you will find as soon as you start peeling away at the building I would say 100k is stretching it.

This house is a project in the same way that the port tunnel was a project.

To be fair, it appears as if the owner is recently deceased. And that they were well aged before dying. And that they spent their last years in this dump, unable to afford even the most essential of upkeep.

Period living needn’t be all it’s cracked up to be.

There were posters on the wall of the basement with pictures of a young mans 21st that looked quite recent. There was also a guitar and a few other belongings that looked like it was this guys den. I was under the impression that the owners were in their 50’s.

I’d be more sympathetic if it were older person and I could, of course, be wrong in my assumptions.

I viewed this house recently, and the EA went to great lengths to put me off, both over the phone and in person, insisting again and again how much it would cost to do it up, what a shite state it was in (no need to say so, it hits you in the eye), etc etc.

Has anyone else ever come across this as a selling tactic?
Should I smell some sort of a rat?

There’s a well informed rumour going round that Bray sits on vast shale oil deposits. So perhaps the EA has his own beady eye on it?

Or maybe the owner is insistent on a price that the estate agent knows this house hasn’t a hope in hell of obtaining and doesn’t want to waste his own time showing it off. It really is in dire deep structual condition.

And it’s listed, I gather :unamused:

The house is only down the road from the EA office so I doubt he feels he is wasting his time. I have viewed houses with this EA before and I think he tries to come across as an ‘honest’ EA, hence, his honesty about a house that is obviously falling down! In fairness, what positives can he come up with?

A 100K off the asking price would help. Which was my point, more or less.

Sold for €203,500 according to PPR. propertypriceregister.ie/website/npsra/PPR/npsra-ppr.nsf/eStampUNID/UNID-12786A6877C1B5A680257B82003E88D7?OpenDocument

There’ll be scaffolding wrapped around this one for a good time to come. 150-200k to put it right seems like an awful lot of money for what is a pretty ugly, poorly orientated and not-the-best-of-Bray-locations houses.

Agreed. There would be better places with a lot less trouble involved for the money. I wouldn’t like see what surprises lurk behind the plaster of this house either.