Value of house in Dublin 9

irishh_bob

my mum is thinking of buying her brothers house ( one of them ) in beaumont in dublin , its a modest three bed semi in a modest but reasonabley decent estate , would anyone have any idea what such a house might be worth

thanks

Lyn256

Your best bet would be to take a look in the estate that she is interested in buying and 1/2 similar estates-see if there are any houses with sale agreed or sold on them -call the estate agent and ask what they ACTUALLY sold for.
You can also check the houses online to take a look at the interiors.
You really can;t go by asking prices because they can be very different to what houses are actually going for
(I sold my house in Lucan in Sept and in january a similar house sold for 20k less (approx 8%)) however a similar house has gone up for sale in the last week for 22k MORE than I sold my house for)
So if you were trying to get a guideline price for houses in that estate based on ASKING prices-you'd be out by over 40k.
Hope that helps

irishh_bob

no, not really

amdublin

How long is a piece of string :rolleyes:

D3PO

its worth what somebody is willing to pay for it.

thats not being facetious but its a fact.

p.s dont be such a smart ass when somebody like Lynn provides decent advice

irishh_bob

D3PO wrote: »

its worth what somebody is willing to pay for it.

thats not being facetious but its a fact.

p.s dont be such a smart ass when somebody like Lynn provides decent advice

dont confuse opinion with fact

spockety

"How to make friends and influence people".

irishh_bob

whats good for the goose ____________________________________

Treehouse72

irishh_bob wrote: »

no, not really

Probably the most moronic OP I've seen on this forum, and then you say this?

Hopefully nobody else will reply to this thread cause you don't deserve help.

D1stant

My dad is thinking of buying a car (a blue one).. are they any good?

WalterMitty

use rent to guide estimate of price.

magneticimpulse

spockety wrote: »

"How to make friends and influence people".

A book for everyones collection

amdublin

D1stant wrote: »

My dad is thinking of buying a car (a blue one).. are they any good?

Sounds good alright. But be careful, really depends on the shade of blue.

amdublin

D1stant wrote: »

My dad is thinking of buying a car (a blue one).. are they any good?

amdublin wrote: »

Sounds good alright. But be careful, really depends on the shade of blue.

Oh and another tip for you.

Take the car for a test drive and check the steering wheel by giving it it a light tug towards your chest. If it comes off the post and you can practically hand it to the passenger seat person probably best not to buy it.

irishh_bob

Treehouse72 wrote: »

Probably the most moronic OP I've seen on this forum, and then you say this?

Hopefully nobody else will reply to this thread cause you don't deserve help.

say what , that the reply wasnt helpfull , boo hoo

this is a property froum , untill i start seekng advice in the fresh fruit forum on house prices , il ask you not to be so dismissive and heavy handed , i see posters from dublin place valuations on houses in estates in places like mulligar or longford on a regular basis o n this forum , how exactly is my thread moronic , id like a rough idea as to how much a three bed semi in what would possibley be called a lower middle class area of north dublin , might be worth , whats the big deal exactly , its not as if you can trust the opinion of an estate agent right now , the market is in turmoil and one is as likely to get an accurate opinion in a place like here as anywhere else , at least here , thier is less likely to be agendas at play







i can even name the estate if that helps

stimpson

About three fiddy.

irishh_bob

stimpson wrote: »

About three fiddy.

what year are you living in ?

250 would be far too much

snubbleste

irishh_bob wrote: »

what year are you living in ?
250 would be far too much

So how much do you think it is worth then OP?

amdublin

irishh_bob wrote: »

i can even name the estate if that helps

Yeah sure irishbob, name the estate and we would love to help you by going off and doing all this work for you, outlined in this helpful thread below:

Lyn256 wrote: »

Your best bet would be to take a look in the estate that she is interested in buying and 1/2 similar estates-see if there are any houses with sale agreed or sold on them -call the estate agent and ask what they ACTUALLY sold for.
You can also check the houses online to take a look at the interiors.
You really can;t go by asking prices because they can be very different to what houses are actually going for
(I sold my house in Lucan in Sept and in january a similar house sold for 20k less (approx 8%)) however a similar house has gone up for sale in the last week for 22k MORE than I sold my house for)
So if you were trying to get a guideline price for houses in that estate based on ASKING prices-you'd be out by over 40k.
Hope that helps

irishh_bob

amdublin wrote: »

Yeah sure irishbob, name the estate and we would love to help you by going off and doing all this work for you, outlined in this helpful thread below:

all the above post does is remind me what i already knew , that you cant trust estate agents , if a house is worth 250 k , they are sure to tell you they have offers in excess of 300 k, and whats all this crap about going off to do research , as i said earlier , this forum is full of dubs who cast aspersions on the value of houses in unfinished estates in the midlands , does this mean the same people make the trek down to some bog in offaly , no

stimpson

All we know of this house is that it's in Beaumount. No idea of size, terrace or semi detached, size of garden, number of bedrooms, if it has a garage or if it's painted blue. The most useful post here was about the blue car because it shows how stupid the original post was. Not content with looking stupid you berate the people who you expect to give you expert advice for free.

latenia

€120-150k when the dust settles.

irishh_bob

stimpson wrote: »

All we know of this house is that it's in Beaumount. No idea of size, terrace or semi detached, size of garden, number of bedrooms, if it has a garage or if it's painted blue. The most useful post here was about the blue car because it shows how stupid the original post was. Not content with looking stupid you berate the people who you expect to give you expert advice for free.

said it was a 3 bed semi in my 1st post , it has a small back garden with a very small garden shed

as for berating people , i think you will find it is i who has been on the recieving end of a bollocking , i merley replied in kind by rubbishing thier claim that enquiring about the price of a house was redicolous in a property forum:rolleyes:

irishh_bob

latenia wrote: »

€120-150k when the dust settles.

exactly what i thought , thank you

stimpson

irishh_bob wrote: »

said it was a 3 bed semi in my 1st post , it has a small back garden with a very small garden shed

as for berating people , i think you will find it is i who has been on the recieving end of a bollocking , i merley replied in kind by rubbishing thier claim that enquiring about the price of a house was redicolous in a property forum:rolleyes:

You replied to an informative poster in a rude way. You're bound to get a bollocking.

irishh_bob

stimpson wrote: »

You replied to an informative poster in a rude way. You're bound to get a bollocking.

point to where i was rude , i myself got called a smartass by one poster and was sarcastically accused ( by another ) of wanting other posters to make the trip out to beaumont so as to make a valuation , thier were rude people on this thread but i wasnt one of them

amdublin

Lyn256 wrote: »

Hope that helps

irishh_bob wrote: »

no, not really

I don't think you needed to respond to Lyn's statement.

IMO it came across incredibly rude, ungrateful and ungracious. And it seems that everyone else thought that too.

irishh_bob

amdublin wrote: »

I don't think you needed to respond to Lyn's statement.

IMO it came across incredibly rude, ungrateful and ungracious. And it seems that everyone else thought that too.

so you regard the words , no and not really as being incredibly rude , the poster posed the question as to whether thier post was helpfull

bit of an overeaction to call my reply incredibly rude , you obviously deal with mary poppins and daniel o donell every day of the week

amdublin

Not neccessarily the actual words. More your attitude.

Did you really need to respond?? Was there really a need? Do you feel you gained anything at all by saying it? (aside from rubbing up subsequent readers and posters the wrong way)

Think about it!

Anyway, for that reason I'm out.

See you.

irishh_bob

amdublin wrote: »

Not neccessarily the actual words. More your attitude.

Did you really need to respond?? Was there really a need? Do you feel you gained anything at all by saying it? (aside from rubbing up subsequent readers and posters the wrong way)

Think about it!

Anyway, for that reason I'm out.

See you.

everything written can only be taken literally , its not my fault if members of the thought police such as your good self get the hump , you might be better served by focusing on the subject matter in question rather than assuming the role of disecting what kind of ( subliminal )meaning existed in a particular post

PS, like your good self , i too am watching dragons den right now yet didnt feel the need to borrow any quips

the_syco

irishh_bob wrote: »

my mum is thinking of buying her brothers house ( one of them ) in beaumont in dublin , its a modest three bed semi in a modest but reasonabley decent estate , would anyone have any idea what such a house might be worth

From seeing the lovely pictures you provided, I'll say 2 pence Maybe three fiddy at a push :pac:

=-=

Had a quick look through Daft.ie, and most prices are around the €300k mark for 3 beds in Beaumont.

Buying off family can be an entirely different ballgame. You don't want to give them too little, but you shouldn't give them too much as you sympathize with them.

Someone has said €120k-€150k which although may be what it's worth, it may not be worth letting it go at that price by your uncle, as he may owe more than that to the bank.

I'd say the best bet would be to find out how much your uncle owes on the house, and go from there. If he owes €350k on it, I can't see him letting it go for €120k, but if he owes €175k, he may let it go to close that amount.

irishh_bob

the_syco wrote: »

From seeing the lovely pictures you provided, I'll say 2 pence Maybe three fiddy at a push :pac:

=-=

Had a quick look through Daft.ie, and most prices are around the €300k mark for 3 beds in Beaumont.

Buying off family can be an entirely different ballgame. You don't want to give them too little, but you shouldn't give them too much as you sympathize with them.

Someone has said €120k-€150k which although may be what it's worth, it may not be worth letting it go at that price by your uncle, as he may owe more than that to the bank.

I'd say the best bet would be to find out how much your uncle owes on the house, and go from there. If he owes €350k on it, I can't see him letting it go for €120k, but if he owes €175k, he may let it go to close that amount.

at the height of the boom , the average house price in dublin was 435 k and beaumont would be below the average house price , those prices of 300 k are totally unrealistic in 2011 , agree with you about buying off family though

Goldenegg

Well now, I would hardly call Beaumont a lower middle class area. It's a regular respectable area full of hard working people, not some scum of the earth place. I'm not from there myself but don't live too far away. Maybe you should make the big trip up and see what it's like your self.

irishh_bob wrote: »

say what , that the reply wasnt helpfull , boo hoo

this is a property froum , untill i start seekng advice in the fresh fruit forum on house prices , il ask you not to be so dismissive and heavy handed , i see posters from dublin place valuations on houses in estates in places like mulligar or longford on a regular basis o n this forum , how exactly is my thread moronic , id like a rough idea as to how much a three bed semi in what would possibley be called a lower middle class area of north dublin , might be worth , whats the big deal exactly , its not as if you can trust the opinion of an estate agent right now , the market is in turmoil and one is as likely to get an accurate opinion in a place like here as anywhere else , at least here , thier is less likely to be agendas at play







i can even name the estate if that helps

lainey316

Goldenegg wrote: »

Well now, I would hardly call Beaumont a lower middle class area. It's a regular respectable area full of hard working people, not some scum of the earth place. I'm not from there myself but don't live too far away. Maybe you should make the big trip up and see what it's like your self.

The lower middle class has nothing to do with the scum of the earth. Hard working people, mid to high 40/mid50ks income for main earner, probably a second income. Push their kids to go to college. Have a 4 year old saloon car. House well kept, neat garden. One foreign holiday a year while kids are in school (state school, but a good one). Feeling the pinch now on the mortgage because this is a particularly badly hit income level on the tax hikes. Lower middle class is regular and respectable.

Having looked at the Beaumont market on and off, I'd put a three bed semi at 4 times the average income (as in, worth at the at the bottomish, not selling price today) of the area so we're talking somewhere between 190 and 220 for something very well maintained.

irishh_bob

lainey316 wrote: »

The lower middle class has nothing to do with the scum of the earth. Hard working people, mid to high 40/mid50ks income for main earner, probably a second income. Push their kids to go to college. Have a 4 year old saloon car. House well kept, neat garden. One foreign holiday a year while kids are in school (state school, but a good one). Feeling the pinch now on the mortgage because this is a particularly badly hit income level on the tax hikes. Lower middle class is regular and respectable.

Having looked at the Beaumont market on and off, I'd put a three bed semi at 4 times the average income (as in, worth at the at the bottomish, not selling price today) of the area so we're talking somewhere between 190 and 220 for something very well maintained.

you said four times the average income , thats 35 k , 150 k is about right IMO although i reckon a lot less will buy one within a few years

lainey316

irishh_bob wrote: »

you said four times the average income , thats 35 k , 150 k is about right IMO although i reckon a lot less will buy one within a few years

I said the average income in the area. Average industrial income in Dublin is 38k (the 35 is the national figure). I'd - personally - put Beaumont a bit
more expensive than surrounding - Raheny/Artane/most of Santry which would fit more in that space, and think terrace rather than semi. Depending on estate, size of garden, transport links, school catchment. But it could be a crap estate. I don't know. I'd base Beaumont off 45-48k minimum.

ETA - that's assuming single digit interest rates. At 10+ it's a different ballgame.

irishh_bob

lainey316 wrote: »

I said the average income in the area. Average industrial income in Dublin is 38k (the 35 is the national figure). I'd - personally - put Beaumont a bit
more expensive than surrounding - Raheny/Artane/most of Santry which would fit more in that space, and think terrace rather than semi. Depending on estate, size of garden, transport links, school catchment. But it could be a crap estate. I don't know. I'd base Beaumont off 45-48k minimum.

ETA - that's assuming single digit interest rates. At 10+ it's a different ballgame.

coolgrena road is the estate

The_Conductor

irishh_bob wrote: »

at the height of the boom , the average house price in dublin was 435 k and beaumont would be below the average house price , those prices of 300 k are totally unrealistic in 2011 , agree with you about buying off family though

If it was worth EUR435k at the height of the boom- it has lost at least 50% of its value- and is continuing to fall in value.

Price falls had been slowing in the 6 months up to March- however annecdotal evidence is that the fall has accelerated again.

A totally hypothetical price for the house is 200k- falling by 2-3k per month (where it eventually levels off is anyone's guess).

The big issue at the moment is the total lack of liquidity in the market. There is very little information out there on which to base prices. My own home was valued at 550k at the peak of the boom- yet if I wanted to sell it tomorrow- would get around 180k (according to a local estate agent). That said- there are a dozen identical units currently on the market around the 300k mark (most of them for over 2 years- one for almost 4 years).

House price is now a measure of how desperate someone is to divest themselves of the property- nothing more really.

With regard a 3 bed semi in Beaumount- few potential buyers would even both going to look at it at the 250k mark- at the 200k mark- you'd probably get a significant number of viewings- a small portion of which would translate into offers- and of those offers, an even smaller portion would be fundable.

It really is a buyers market out there- and with interest rate increases pencilled in for the next 3-4 years- even the buyers aren't going to be particularly interested.

If I were your dad- I'd only consider buying the property if I really wanted to help your uncle out. There is no financial incentive to holding property at the moment.

Regarding the comment about using rental potential as a guide for working out a potential price- rental yield is determined by the RA and RS schemes- which are underpinning the rental sector at present. These are going to get cut significantly in the budget- which is going to perhaps reduce rental incomes by possibly as much as a quarter overnight. I'd be very hesitant to use current rental levels as a guide towards determining an ROI for the investment.

Value- is a combination of factors- it might be worth more to your dad to give your uncle a dig out, than the property has any fundamental worth.

Personally- if I were in this situation- I'd get onto one of the big lenders (not that any of them are actually lending) and get a bank valuation done (all of them have a list of approved valuers- and they are actually quite conservative with their valuations these days!). It will cost you around EUR200- but it would give you an indication of what sort of a mortgage a bank would be willing to put on the property- which is as good an independent starting point as any.

Treehouse72

smccarrick wrote: »

The big issue at the moment is the total lack of liquidity in the market.

I don't think it's just "at the moment". I think the levels of credit and liquidity we're seeing now are going to be the norm from now on. It is entirely possible that these new levels only seem tight to us all because we've been so used to so much money sloshing around. But in reality, banks only lending on tight criteria to good borrowers with small LTV's is probably perfectly "normal".

Regarding the comment about using rental potential as a guide for working out a potential price- rental yield is determined by the RA and RS schemes- which are underpinning the rental sector at present. These are going to get cut significantly in the budget- which is going to perhaps reduce rental incomes by possibly as much as a quarter overnight.

I very much hope you're right. Do you have some knowledge that this is definitely on the government's radar or are you speculating that common sense suggests it must be?