WIW Greenwood, 95 Ballytore Road, Rathfarnham, Dublin 14.

myhome.ie/residential/brochu … 14/2626030


When they meant:

Did not get any bids at auction, for obvious reasons. 10 people turned up, wasted 5 minutes of their lives, and left.

So how far off the mark are they?

It is a good sized house in a good area. The style is not particularly fashionable and it would need some updating (such as double glazing and insulation). Amazing grounds - does it all slope in odd directions or something?

Not one bid?

Looks like a cross between a nursing home and a multi-storey car park.

The sizeable grounds will give the bulldozer plenty of room to manoeuvre.

I thought this one would sell. I assume you’d get a site for another house and someone would buy to develop. However it’s pricey as a site for one house as house on it would not be appealing to many. I did not view and it does look slopey.

Great location IMO nicely tucked away

myhome.ie/residential/brochu … 14/2842459
Greenwood, 95 Ballytore Road, Rathfarnham, Dublin 14
€950,000 - 4 Bed Detached House 238.8 m² / 2570 ft² For Sale

Back again.

I may be losing the plot, but from day one I thought this was reasonably good value - not just now because we’re the best part of a year on and things have gone astronomically higher. We’re talking about 1.5 acres in the second most desirable enclave of Rathfarnham, second to nearby Woodside/Hillside, which equates to €633k per acre. We’re not looking for a PPR and I haven’t viewed this, but it would 100% be up there on my list of what I would buy at the moment were I looking, it might even be the only thing on the list the way prices are. I’d knock the whole house down - and not because it looks unliveable or unsalvageable, in fact the interior isn’t even god awful, and you could have somebody transform the exterior without too much trouble. I’d love to put something like Glencarrig (Falls Road, Shankill) where the current structure sits, taking advantage of a good southernly orientation and wrapped around in mature gardens on all sides, providing beautiful natural vistas from every room - the non-flat, hilly site would be beautiful. I believe you own a lot of the woods on the North side of the property, and I’d strip them back considerably to make room for more lawn, while keeping enough so that it still keeps its current mature look, and to block out the houses on that side.

Let us not forget that at the ‘bottom’, somebody paid €1.315m for 56 Crannagh Road, on a 0.3 acre site (i.e. 20% of this house’s site) and they absolutely tore the house apart, with literally nothing left other than the exterior brick walls - even the roof was taken off, all the windows, and the whole interior gutted. They’re easily into that for €1.6m+ as they may as well have built a new house. It’s a nice area and if you bought the property as a site for around asking, knocked it, and built something more substantial and more desirable, you’d be hard pushed to find anything comparable in the area for what you spend in total.

Not even 5 minutes away in Rathgar, Riversdale House on a similar site (1.6 acres) sold for €2.25m last month. That house was an old, semi-detached country-style house requiring serious modernisation, albeit with a flatter site.

Either I’m mad, missing something, or this is good value.

I agree that this looks like reasonable value. I just think the market is very thin for people to spend a lot of cash in rathfarnham. I agree too that Crannagh/ballytore is second most desirable enclave in rathfarnham too. The fact that this has struggled shows i think how narrowly focused current crop of buyers are and probably how weak the current bounce might be.

Imo there is much more interest in red brick or more traditional houses, ideally with a better postcode/address Terenure or rathgar.

Personally I’d much prefer something like this. The privacy and plot size would appeal more to me.

Surely there could be a chance to squeeze in another house here too without comprising the existing house too much?

If so, it could be a bargain

I think your comment about development potential is probably what will be of most interest to prospective buyers.

196 butterfield avenue was stuck in the mid 6s for a long time but eventually sold for 760k per the register. Nice period house with lots of potential one would think plus a nice big corner site.

Instead buyers have lodged application to demolish the existing property and develop 2 5 bed detached dwellings on the site.

propertypriceregister.ie/we … enDocument

myhome.ie/residential/brochu … 14/2656029

sdublincoco.ie/index.aspx?pa … utterfield

There’s another example on Templeville road near Pius school where recent purchasers have lodged application to retain existing house and develop 2 new dwellings on the site.

Could something similar happen here?

Greenwood probably looked state of the art when it was built. 500k on that build and you’re in for 1.5m, and in 30 years time the structure looks as godawful as Greenwood and the value has reverted to 1m+inflation again.

Maybe style comes around again eventually. I quite fancy a Googie house myself. Beam me up Scotty.


Got 900 in the end as per ppr

propertypriceregister.ie/we … enDocument

Might be a bit of a bargain for a would be developer.

Bargain- a great buy for whoever got it.