124 new homes for Clonsilla

ongarboy · 23-09-2018 12:14am

Lots of room for growing family at Clonsilla

https://www.independent.ie/life/home-garden/homes/lots-of-room-for-growing-family-at-clonsilla-37336593.html

Some details and prices

jim salter · 23-09-2018 12:38am

ongarboy wrote: »

Lots of room for growing family at Clonsilla

https://www.independent.ie/life/home-garden/homes/lots-of-room-for-growing-family-at-clonsilla-37336593.html

Some details and prices

IMO this is absolutely ridiculous €385k for a 3 bed semi timber framed house????

Not only have we not learned from the past we are actively giving two fingers to it and fooling ourselves into thinking 2006/2007/2008 was a 'fluke' and an 'anomaly' ... I just don't know anymore

Orobhsa · 24-09-2018 9:37am

AAD wrote: »

"with St Mochta’s National School literally around the corner." Either the reporter didn't come out and see where the site is or they don't understand the word "literally" also I have a feeling that these houses will be outside of the catchment area for St Mochtas. So if you are looking into buying one of the houses check that put beforehand.

Sorry rant over...

Mount Symon, which is slightly further away from St Mochta's, is in the catchment area so I would be very surprised if this wasn't.

Having said that even with the new school being build I can't imagine there is much, if any, additional capacity available there.

MayoSalmon · 24-09-2018 9:39am

beauf wrote: »

No point building apartments that are too small and that no one wants either.

Do we have a homeless/housing crisis or not?!

beauf · 24-09-2018 11:24am

MayoSalmon wrote: »

Do we have a homeless/housing crisis or not?!

You're quoting a post that is 4 yrs old.

They make bad decisions a which cause problems for generations afterwards.

We are currently allowing almost a free for all on building regardless of the infrastructure, schools, green area, needed to sustain these developments.
All over the city there are land grabs of parks, playing grounds etc. Never mind the over loaded public transport or road system.

Happens so often its pointless pointing it out anymore.

quadrifoglio verde · 24-09-2018 12:26pm

AAD wrote: »

This really bugs me and I feel is the cause for high house prices. They have permission for 120+ homes yet they will again only launch them in small numbers, this time 16 homes. If a company has permission for that amount they should be made put either them all on the market at the same time or at least 50% as phase one. 16 home here , 16 homes there all going up in price (as we have seen already) is leading us to another housing market crash. I understand supply and demand but this family have owned this land for longer than I've been alive so it's not as if its costing them anything bar the build cost, which I would take out that they have the prices with suppliers etc locked in for the length of the full build.

ALSO AS A SIDE NOTE.

"with St Mochta’s National School literally around the corner." Either the reporter didn't come out and see where the site is or they don't understand the word "literally" also I have a feeling that these houses will be outside of the catchment area for St Mochtas. So if you are looking into buying one of the houses check that put beforehand.

Sorry rant over...

The reason for the this is developer financing. Banks won't lend the full amount up front, they'll lend for a small percentage, to build a few houses. Houses get sold and then they'll lend some more.
It's the correct way of doing it and stops banks and developers getting into difficulty and the resulting ghost estates. It does nothing in the short term for our supply problem though

kevincool · 24-09-2018 11:48pm

Why is castefield hall so pricey? Unable to find the reasons myself. Its timber frame to start with..

cython · 25-09-2018 7:20am

kevincool wrote: »

Why is castefield hall so pricey? Unable to find the reasons myself. Its timber frame to start with..

Short answer, because the developers think people will pay that, and based on the poster above, they may be right, unfortunately.

Also, for what it's worth, the website (https://castlefieldhall.ie/) contains a form to register interest that claims to only require contact details, but when you try to submit it actually requires your budget, house type of interest, mortgage and buyer statuses, etc. I raised this with them months ago and got added without providing any such info, but I suspect the majority didn't have the same objection to the extensive info, and volunteered all of it as path of least resistance, meaning that the developers and agents hold all the cards when it comes to setting price.

M.Cribben · 01-11-2018 3:44pm

460k for a 4-bed semi timber frame in Clonsilla is pretty steep. You can buy 4-bed concrete built houses in more settled parts of Castleknock for that price, without the added risk of social housing problems. Does anyone know what % of this development will be allocated to social housing?

beauf · 01-11-2018 3:48pm

M.Cribben wrote: »

...You can buy 4-bed concrete built houses in more settled parts of Castleknock for that price, ...

Where are these in Castleknock?

M.Cribben · 01-11-2018 3:57pm

beauf wrote: »

Where are these in Castleknock?

Here's 1 for 395k

https://www.daft.ie/dublin/houses-for-sale/castleknock/1-laverna-avenue-castleknock-dublin-1901287/

beauf · 01-11-2018 4:52pm

This is what I found 300~500

https://www.daft.ie/dublin/houses-for-sale/castleknock/?s%5Bmnp%5D=300000&s%5Bmxp%5D=500000&s%5Bmnb%5D=4&s%5Bmxb%5D=4

Its a valid point about a mature area. But its old build vs new build and all that involves in terms of modern standards factoring in the timber frame etc.

M.Cribben · 01-11-2018 5:49pm

beauf wrote: »

This is what I found 300~500

https://www.daft.ie/dublin/houses-for-sale/castleknock/?s%5Bmnp%5D=300000&s%5Bmxp%5D=500000&s%5Bmnb%5D=4&s%5Bmxb%5D=4

Its a valid point about a mature area. But its old build vs new build and all that involves in terms of modern standards factoring in the timber frame etc.

Main difference between old/new build is the insulation and that can usually be sorted easy enough by replacing windows and there's SEAI grants for new boiler and attic/wall insulation. Still doesn't explain the cost differential. If anything the timber frame houses should be cheaper as they are 10-15% cheaper to construct and have the potential to rot in the future if exposed to damp. There's mixed feelings around timber frame in the construction industry but in my opinion the frame of your house is not something that should have the potential to rot. It will be fine when you buy the house, but how will it react to 15-20 years exposure to Irish weather conditions? Will the vapour barriers hold their effectiveness over that length of time? I would rather avoid that stress.

BlazingSaddler · 02-11-2018 12:37pm

M.Cribben wrote: »

Here's 1 for 395k

https://www.daft.ie/dublin/houses-for-sale/castleknock/1-laverna-avenue-castleknock-dublin-1901287/

That price looks very low to me, certainly in comparison to the others in the link between 300-500. Wonder why they've pitched it so low, would imagine closer to 500 than 400

Cathmandooo · 02-11-2018 2:45pm

BlazingSaddler wrote: »

That price looks very low to me, certainly in comparison to the others in the link between 300-500. Wonder why they've pitched it so low, would imagine closer to 500 than 400

Nice house, I don't think they'd get 500 for it though. It's on the property price register sold just over 4 months ago for over 90k less than this asking price. They claim to have completely refurbished but you can see the shower looks a bit grotty at the seal so can't imagine that was redone in the last 4 months. No chance they spent anything near 90k on it but they have to cover costs and CGT, they might make a nice profit if they can turn it around and get it sold soon.

https://www.propertypriceregister.ie/Website/NPSRA/PPR/npsra-ppr.nsf/eStampUNID/UNID-E6D1257308B2F604802582DC004782C8?OpenDocument

M.Cribben · 02-11-2018 2:51pm

Cathmandooo wrote: »

Nice house, I don't think they'd get 500 for it though. It's on the property price register sold just over 4 months ago for over 90k less than this asking price. They claim to have completely refurbished but you can see the shower looks a bit grotty at the seal so can't imagine that was redone in the last 4 months. No chance they spent anything near 90k on it but they have to cover costs and CGT, they might make a nice profit if they can turn it around and get it sold soon.

https://www.propertypriceregister.ie/Website/NPSRA/PPR/npsra-ppr.nsf/eStampUNID/UNID-E6D1257308B2F604802582DC004782C8?OpenDocument

€302,500 for a 4 bed semi-d in that area, even requiring substantial refurbishment is a bargain. There's 4 beds in Carpenterstown selling for 550-600k. I know we're going way off topic but there's something strange going on with that house imo. Might not have been the best example to compare with the Clonsilla homes, in hindsight.

Former Former · 02-11-2018 4:42pm

M.Cribben wrote: »

Main difference between old/new build is the insulation and that can usually be sorted easy enough by replacing windows and there's SEAI grants for new boiler and attic/wall insulation. Still doesn't explain the cost differential. If anything the timber frame houses should be cheaper as they are 10-15% cheaper to construct and have the potential to rot in the future if exposed to damp. There's mixed feelings around timber frame in the construction industry but in my opinion the frame of your house is not something that should have the potential to rot. It will be fine when you buy the house, but how will it react to 15-20 years exposure to Irish weather conditions? Will the vapour barriers hold their effectiveness over that length of time? I would rather avoid that stress.

You look at any older house, no matter what windows or insulation have been put in and they never go above a BER of C1. A new A-rated house is just far more energy efficient from day 1 and no amount of retro-fitting is going to make up the gap.

Will the timber frame rot? Yeah, I guess it's possible, but other countries have been using timber frame for years without issue. And what is holding up the roof of every brick house in the country?

M.Cribben · 02-11-2018 5:00pm

Former Former wrote: »

You look at any older house, no matter what windows or insulation have been put in and they never go above a BER of C1. A new A-rated house is just far more energy efficient from day 1 and no amount of retro-fitting is going to make up the gap.

What exactly is different about new build houses then, which allows them achieve A3/A2 rating? If I apply the exact same methods (attic insulation, internal drylining or external wrap insulation, new boiler and new windows) - what is the technical difference which stops the house achieving A rating?

You are wrong btw, as I have seen an old renovated house achieve A rating on Room to Improve this year. Can't remember the exact episode but I think it was a bungalow overlooking the sea somewhere in North Dublin.

M.Cribben · 02-11-2018 5:05pm

Former Former wrote: »

Will the timber frame rot? Yeah, I guess it's possible, but other countries have been using timber frame for years without issue.

Other countries have very different weather systems to Ireland. Also their builders/engineers have a lot of experience with constructing using timber frame. Ours don't. It's relatively new to Ireland and from my understanding, if mistakes are made during construction (regarding sealing from damp) can have disastrous consequences.
Compliance with building regulations is poorly enforced in Ireland, as we have seen with the recent schools controversy.

beauf · 02-11-2018 5:20pm

M.Cribben wrote: »

What exactly is different about new build houses then, which allows them achieve A3/A2 rating? If I apply the exact same methods (attic insulation, internal drylining or external wrap insulation, new boiler and new windows) - what is the technical difference which stops the house achieving A rating?

You are wrong btw, as I have seen an old renovated house achieve A rating on Room to Improve this year. Can't remember the exact episode but I think it was a bungalow overlooking the sea somewhere in North Dublin.

In order to get the rating on an old house you basically have to show how its constructed, show them the inside of the walls etc. Otherwise its based on age.

To know how good a house is in reality, you'd have to get your own air-tightness test and possibly a thermal scan done on it.

I think to get an old house up to spec you'd have to strip it back to the walls and start over. A lot of older houses are even more badly constructed than modern houses.

It one of those things you'd have to judge on condition and inspection and testing rather than assuming anything. As the standard of building in Ireland is very inconsistent.

ozmo · 07-11-2018 1:22pm

M.Cribben wrote: »

... I have seen an old renovated house achieve A rating on Room to Improve this year. Can't remember the exact episode but I think it was a bungalow overlooking the sea somewhere in North Dublin.

Yeah - remember that - they had to make it completely airtight - and this was tested by an external testing agency pressure testing it to make sure no air at all leaked from the inside of the house - Getting under all those skirting boards etc air tight would be near impossible in a 70's house with air vents, attic openings etc. without stripping the house back and starting again.

L1011 · 07-11-2018 7:39pm

Former Former wrote: »

You look at any older house, no matter what windows or insulation have been put in and they never go above a BER of C1. A new A-rated house is just far more energy efficient from day 1 and no amount of retro-fitting is going to make up the gap.

Having poked at the DEAP, I'd be fairly certain my "C2" from 1972 would be in to the Bs easily with external insulation and solar

arrmadda86 · 21-11-2018 6:12pm

M.Cribben wrote: »

460k for a 4-bed semi timber frame in Clonsilla is pretty steep. You can buy 4-bed concrete built houses in more settled parts of Castleknock for that price, without the added risk of social housing problems. Does anyone know what % of this development will be allocated to social housing?

I am interested in this as well, and how many houses altogether will be on the site?

ongarboy · 22-11-2018 7:23pm

arrmadda86 wrote: »

M.Cribben wrote: »

460k for a 4-bed semi timber frame in Clonsilla is pretty steep. You can buy 4-bed concrete built houses in more settled parts of Castleknock for that price, without the added risk of social housing problems. Does anyone know what % of this development will be allocated to social housing?

I am interested in this as well, and how many houses altogether will be on the site?

Clue is in the thread title!! :-)

arrmadda86 · 22-11-2018 8:00pm

ongarboy wrote: »

Clue is in the thread title!! :-)

ahahahahaha!!
that was the last place to look )))

but 124 houses in castlefield estate?? where they would fit them? Doesn't look like there is enough free land

KevinCavan · 22-11-2018 8:13pm

Housing crisis averted.

ongarboy · 22-11-2018 10:50pm

arrmadda86 wrote: »

ongarboy wrote: »

Clue is in the thread title!! :-)

ahahahahaha!!
that was the last place to look )))

but 124 houses in castlefield estate?? where they would fit them? Doesn't look like there is enough free land

The space does look tight alright. Will be interesting to see what the finished estate looks like.

On another note, the Hansfield houses fronting onto the Ongar Distributor Road are nearly all complete now with last of the roofs being fitted. I like the mix of 2 and 3 storey. Once Castlefield and Hansfield are complete, that entire road from Power City all the way to Little Pace will be finished!

rolion · 23-11-2018 10:40am

ongarboy wrote: »

The space does look tight alright. Will be interesting to see what the finished estate looks like.
Once Castlefield and Hansfield are complete, that entire road from Power City all the way to Little Pace will be finished!

Nice one looking ok...lets get the cars on the road now ... and wait extra,maybe 5-10 minutes !?

BlazingSaddler · 27-11-2018 11:25am

M.Cribben wrote: »

Does anyone know what % of this development will be allocated to social housing?

Zero apparently. It looks like work may be beginning on the opposite side of the road now also. Behind Portersgate, opposite Castlefield Court.

Moonjet · 27-11-2018 3:41pm

BlazingSaddler wrote: »

Zero apparently. It looks like work may be beginning on the opposite side of the road now also. Behind Portersgate, opposite Castlefield Court.

I thought it had to be at least 10% as per Part V of the Planning and Development Act 2000 ?

Nijmegen · 27-11-2018 6:09pm

Moonjet wrote: »

I thought it had to be at least 10% as per Part V of the Planning and Development Act 2000 ?

I think you can apportion it somewhere else, if you've multiple developments.

ongarboy · 05-12-2018 6:27pm

OK, so all 3 beds sold out in Castlefield Hall and only 4 beds remaining starting from €460,000....!!

https://www.myhome.ie/residential/brochure/the-ashford-castlefield-hall-clonsilla-dublin-15/4247562

SMPM · 27-12-2018 8:32pm

BlazingSaddler wrote: »

That price looks very low to me, certainly in comparison to the others in the link between 300-500. Wonder why they've pitched it so low, would imagine closer to 500 than 400

I went to look at this house, they had put it on the market at €495 and a few days later changed it to €395 and when I asked why at the viewing, the estate agent said that it was because the vendor wanted to gain the interest but wouldn’t accept the asking price. He was looking for something nearer the mid 400’s. It’s sale agreed now. I’d be interested to know how much it went for in the end !

SMPM · 27-12-2018 8:34pm

arrmadda86 wrote: »

I am interested in this as well, and how many houses altogether will be on the site?

There’s no social housing in the development. Apparently the builders put the 10% elsewhere. However a different building company own the other half of the site so they might not have the same deal.

ongarboy · 06-01-2019 8:16pm

https://www.thetimes.co.uk/edition/irish-property-price-guide/dublin-15-house-prices-ashtown-blanchardstown-castleknock-clonee-clonsilla-hartstown-mulhuddart-ongar-and-tyrrellstown-0tjd5m7qr

Interesting to note forecast 2019 prices in D15 for various second hand house and apartments.

swatch · 22-01-2019 6:16pm

Does anyone know how many or what houses are due to be released in the next phase of the development next month?

Thanks.

myshirt · 22-01-2019 9:44pm

swatch wrote: »

Does anyone know how many or what houses are due to be released in the next phase of the development next month?

Thanks.

More 4 beds. Price was 460 in the last phase and only likely to see a 5 grand rise in this coming phase.

SMPM · 22-01-2019 9:54pm

myshirt wrote: »

More 4 beds. Price was 460 in the last phase and only likely to see a 5 grand rise in this coming phase.

Are there any three beds to be released ?

swatch · 23-01-2019 4:42pm

SMPM wrote: »

Are there any three beds to be released ?

Details for launch aren’t fully confirmed but apparently the builder is wanting to hold on to the 3 bed units and may only release the remaining 4 beds. Really disappointing, we had been holding out in the hopes of getting a 3 bed in this release.

SMPM · 23-01-2019 4:56pm

swatch wrote: »

Details for launch aren’t fully confirmed but apparently the builder is wanting to hold on to the 3 bed units and may only release the remaining 4 beds. Really disappointing, we had been holding out in the hopes of getting a 3 bed in this release.

That would be disappointing. Was that information from the estate agency ?

swatch · 23-01-2019 5:37pm

SMPM wrote: »

That would be disappointing. Was that information from the estate agency ?

Yes from the EA just today, very difficult to get concrete information out of them. We had been to lead to believe all along that there would be 3 bed units in this release so I’m not sure why there’s been such a sudden u-turn.

ongarboy · 24-01-2019 11:24am

swatch wrote: »

Yes from the EA just today, very difficult to get concrete information out of them. We had been to lead to believe all along that there would be 3 bed units in this release so I’m not sure why there’s been such a sudden u-turn.

Developer possible might feel they'll get better long term return from renting them rather than selling them maybe? Lots of recent developments are being built as Build to Rent schemes.

SMPM · 24-01-2019 9:43pm

Would they need to have that detailed in their planning permission?

swatch · 25-01-2019 9:21am

SMPM wrote: »

Would they need to have that detailed in their planning permission?

I was wondering the exact same thing?

I’ve since contacted the developers and they have confirmed that they’re holding all 3 bed units for the rental market.

myshirt · 25-01-2019 11:29am

swatch wrote: »

I was wondering the exact same thing?

I’ve since contacted the developers and they have confirmed that they’re holding all 3 bed units for the rental market.

Makes sense. The competition for 3 beds is strong, as is the demand. There's better return on the rental market with these as the fundamentals are good in terms of population and family size. If someone cannot pay the rent of 2k+, then you get another in to replace them.

beauf · 25-01-2019 11:37am

myshirt wrote: »

... If someone cannot pay the rent of 2k+, then you get another in to replace them.

...I wish them well if they think that...

They can rent while rents are high.

They will always sell there, its a great location.

myshirt · 25-01-2019 2:14pm

beauf wrote: »

...I wish them well if they think that...

They can rent while rents are high.

They will always sell there, its a great location.

Ireland is moving to a nation of renters rather than buyers. I can see good yield out there in Clonsilla. They'd sell yes, but renting is where it's at. You'll even see more pressure post Brexit in terms of rent.The fundamentals are good from an investor perspective. You'll consistently get 35 to 50% of a household income which is much better than trying to sell on a mortgage which may stay at 20-30% of a household income, and you get a better quality of tenant as those in low skilled jobs or single income households get pushed out to Navan, Bettystown, Balbriggan etc.

beauf · 25-01-2019 3:06pm

Not everyone agrees.

https://www.rte.ie/news/2018/1213/1016879-rent_index/

However, one concern for the future is that the number of landlords is falling, despite high rental prices and record demand.

There are 1,778 fewer landlords than there were three years ago, while tenancies have declined by 8,829.

OfflerCrocGod · 25-01-2019 8:46pm

beauf wrote: »

Not everyone agrees.

https://www.rte.ie/news/2018/1213/1016879-rent_index/

More professional landlords, fewer small fry?

beauf · 25-01-2019 11:24pm

Also less tenancies.

124 new homes for Clonsilla

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