Buying a house in D15, location or space?

jekin

Hi all,

I am buying a house in Dublin 15, with budget around 230k euro. I used to live in a few places there, e.g. Westend village, Clonee etc. So I know the area a bit, but would like to hear what locals say.

I have a few candidate areas in mind, here is my list:
1. Riverwood or Luttrellstown near Coolmine station.
2. Charnwood or Castlefield in Clonsila.
3. Lohunda in Clonsila.

I wouldn't want to go any further to the north tho. Among my lists, I can only afford for a 3 bed house in Casleknock. While for the same price, I could buy a 4 bed house in Clonsila with similar price. Besides those houses at Charnwood and Caslefield look particularly nice.

Just wonder what are your opinions here? Better location or bigger house?

Recessionbust

Location location. Better to be somewhere nice then somewhere just for the sake of size. If a 3 bed will do the job then no point in heating a 4 bed either. What ever you decide the best of luck

daymobrew

I am in Riverwood and we have a number of green areas scattered throughout the estate. Some of the Luttrellstown estate roads don't.

Walking distance to Coolmine station is great. The loop road around Carpenterstown is a nice running distance (1.75miles). The 37 bus goes along the same road (well, it doesn't do the loop obviously).

For schools, Riverwood/Luttrellstown is walking distance from a 3 primary schools (St Patrick's NS, Scoil Choilm NS and St Mochta's NS) and 2 secondary schools (Castleknock Community College and Luttrellstown Community College).

chucknorris

I think the OP has made their mind up. D15 is very much a case of south of the tracks is nice while further north of the tracks is a little less nice.

Nothing wrong with that opinion as many people would think the same.

If you can afford it, get the best possible house in the best possible area. Nothing wrong with that.

vibe666

yep, you can change the house as much as you like to suit your needs, but you can't change the area, so better to have a crap house in a good area than visa versa imho.

we're in portersgate and its great. nice quiet area and lots of open green spaces, but only 5 mins walk to the bus/train and 5 mins drive from blanch.

chucknorris

I've just bought in Rusheeny village and I'm very happy with the deal i got, the house i got and the general area as some friends have moves to Glenealy, hunters run and Westhaven (all quite close to each other on foot).

Those areas are made up of young workings people in their 20's, 30's and 40's.

jekin

Recessionbust wrote: »

Location location. Better to be somewhere nice then somewhere just for the sake of size. If a 3 bed will do the job then no point in heating a 4 bed either. What ever you decide the best of luck

Thanks! It's true 3 bed will do now but in the future with more kids, 3 bed is probably a bit small, especially if the 3 bed house is a small one.

daymobrew wrote: »

I am in Riverwood and we have a number of green areas scattered throughout the estate. Some of the Luttrellstown estate roads don't.

Walking distance to Coolmine station is great. The loop road around Carpenterstown is a nice running distance (1.75miles). The 37 bus goes along the same road (well, it doesn't do the loop obviously).

For schools, Riverwood/Luttrellstown is walking distance from a 3 primary schools (St Patrick's NS, Scoil Choilm NS and St Mochta's NS) and 2 secondary schools (Castleknock Community College and Luttrellstown Community College).

I am quite interested in the houses at Riverwood. They look very nice from outside also they seem to be newer than other areas in Carpenterstown. Are you living in a 3 bed or 4 bed house? The agencies told me 3 bed house is around 110 sq meters, but I doubt so. They look smaller. Those 4 bed houses are really great there but with my budget I can't get one of them. With similar price, I can afford a 4 bed house in Charnwood for example with size of 129 sq meters.

The neighborhood is really nice. I spent some time just walking around, it's great as you described, green area scattered, close to train, bus and good reputation schools. I wonder people living in Clonsila, are they eligible to go to primary and secondary schools in Castleknock?

chucknorris wrote: »

I think the OP has made their mind up. D15 is very much a case of south of the tracks is nice while further north of the tracks is a little less nice.

Nothing wrong with that opinion as many people would think the same.

If you can afford it, get the best possible house in the best possible area. Nothing wrong with that.

I agree with you, am more inclined to go for houses south of the tracks, no offence to people living to the north of the tracks tho. I am just weighing between nice location smaller house and "less nice" location bigger house.

vibe666 wrote: »

yep, you can change the house as much as you like to suit your needs, but you can't change the area, so better to have a crap house in a good area than visa versa imho.

we're in portersgate and its great. nice quiet area and lots of open green spaces, but only 5 mins walk to the bus/train and 5 mins drive from blanch.

It is true we can change the house, e.g. building extensions, converting attic. But they are not cheap. Attic conversion costs at least 15k for a 3 bed house and building extensions is 1k per sq meter. Of course, changing location would be impossible after purchase

Morag

4 Bedroom house.
As nice as the area is, it's the 4 walls you will be living inside and the more space the better.

Recessionbust

Sharrow wrote: »

4 Bedroom house.
As nice as the area is, it's the 4 walls you will be living inside and the more space the better.

Space can be added, Attic converted, Extend out etc etc.
Its the 4 walls you will be living inside - Ah sure in that case we can all just buy houses in Ghost estates and not worry about the death trap that surrounds us. pffftttt

Morag

:rolleyes:


I never mentioned ghost estates, if you want to jump to fallacious conclusions, work away, but don't' expect a reasonable answer to your extremest assumptions.

Recessionbust

Sharrow wrote: »

:rolleyes:


I never mentioned ghost estates, if you want to jump to fallacious conclusions, work away, but don't' expect a reasonable answer to your extremest assumptions.

Yep your right you didnt mention ghost estates you said its the house that matters as its the 4 walls you be living inside.
House can be changed to suit the way you want it so choosing location is far more important, What has the best public transport, schools, shops, etc are the important factors not whats inside the 4 walls

jekin

Guys, please focus on the areas I listed there, or anywhere close. I don't want to discuss more extensive options in D15.

Morag

jekin has already scouted two places and taken that into consideration and is weighing up issue other then those.

I chose a larger 4 bed with a big garden in a slightly less nice estate over a small 3 bedroom in a nicer estate, both of which had the same access to schools, transport and proximity to family and it has worked out for the best, esp with having kids.
Which once you do the chances are of being able to extend, start to dwindle.

jekin

Sharrow wrote: »

jekin has already scouted two places and taken that into consideration and is weighing up issue other then those.

I chose a larger 4 bed with a big garden in a slightly less nice estate over a small 3 bedroom in a nicer estate, both of which had the same access to schools, transport and proximity to family and it has worked out for the best, esp with having kids.
Which once you do the chances are of being able to extend, start to dwindle.

Thanks for your very helpful analysis. It is indeed not an easy decision, as you can see people have different opinions.

Wonder if kids can get to primary and secondary schools in Castleknock easily. This will be an important point to make the decision.

are you serious

Just a few more you might consider.. Woodvale, Inglewood, Willow Wood, Oakview, Ashfield, Coolmine, Glenville, Delwood... Just to throw them all out there...

jekin

are you serious wrote: »

Just a few more you might consider.. Woodvale, Inglewood, Willow Wood, Oakview, Ashfield, Coolmine, Glenville, Delwood... Just to throw them all out there...

Thanks, but not really interested in places to the north of Ongar Distributor. Coolmine, Glenville, Delwood are good places, houses look a bit old tho.

Morag

You have to weigh up the advantages/disadvantages with older build vs new build.
There are differences in insulation and sound proofing to start with, new builds are not always better.

jekin

Sharrow wrote: »

You have to weigh up the advantages/disadvantages with older build vs new build.
They're are differences in insulation and sound proofing to start with, new builds are not always better.

I thought most new houses had better insulation and sound proof. The builder at Waterville told me the duplex there are BER C1 (I might remember wrong).

Those areas I listed in Clonsila have easy access to local amenities just like Riverwood and Luttrellstown, but my biggest concern is if kids living there can go to schools in Casleknock...I heard even people living in Castleknock are struggling to get their kids into those famous schools there.

Gaspode

jekin wrote: »

Those areas I listed in Clonsila have easy access to local amenities just like Riverwood and Luttrellstown, but my biggest concern is if kids living there can go to schools in Casleknock...I heard even people living in Castleknock are struggling to get their kids into those famous schools there.

Getting your kids into schools in Castleknock seems to be a bit of a lottery, and living very near one doesn't always guarantee you will be in their catchment.
Have a quick search of this forum for any of the schools you're interested in and you'll see what I mean.

oblivious

jekin wrote: »

I thought most new houses had better insulation and sound proof. The builder at Waterville told me the duplex there are BER C1 (I might remember wrong).

Those areas I listed in Clonsila have easy access to local amenities just like Riverwood and Luttrellstown, but my biggest concern is if kids living there can go to schools in Casleknock...I heard even people living in Castleknock are struggling to get their kids into those famous schools there.

Check the catchment area with the schools you are interested in. A few of schools have been built at the ends of their catchment area. So it can look like there is a local schools right beside your estate but it was built to service further away!

This also applies to one or two estates that where build beside older schools but do not fall under there catchment area

chucknorris

Sharrow wrote: »

You have to weigh up the advantages/disadvantages with older build vs new build.
They're are differences in insulation and sound proofing to start with, new builds are not always better.

Sharrow has made a valid point in some respects.

There are houses, and make no mistake about it, that have been built in the last five or so years that have been built sub standard. In fact, breeze block council houses built in D15 in the 70s are far better built, with big back gardens and decent front gardens and are superior in many respects to some of the recent builds of recent years.

I realise (location, location) is a factor but the standard of the build is also important too. I'm not going to single out estates by name as I could just as easily offend as qualify my point. This is not what I want to do.

daymobrew

jekin wrote: »

I am quite interested in the houses at Riverwood. They look very nice from outside also they seem to be newer than other areas in Carpenterstown. Are you living in a 3 bed or 4 bed house?

I am in a 4 bed house.

jekin wrote: »

The neighborhood is really nice. I spent some time just walking around, it's great as you described, green area scattered, close to train, bus and good reputation schools. I wonder people living in Clonsila, are they eligible to go to primary and secondary schools in Castleknock?

I am on Riverwood Residents Association and we try our best to keep the place nice - apathy is our biggest enemy.

Schools are a big problem - they are always built after demand so they draw up enrolment policies that often exclude those that live close to them.

BlazingSaddler

Just as a matter of interest, can you really pick up a house in Riverwood or Luttrelstown for 230k these days?

wildlifeboy

I live in a 40 year old house around the coolmine area and i cant hear anything from either side. my brother lives in mochtas and he can hear his neighbour going for a dump. i would go for an old house everytime!

are you serious

None of the new houses (built in last 10yrs) give or take a handful, will have a front and back garden as good as the older houses.

Most new houses could well be built to better insulation standards, but sound doesnt get stopped by better insulation as has been previously stated. For me, I would go for one of the older houses hands down over a new build.

jekin

mattb74 wrote: »

Just as a matter of interest, can you really pick up a house in Riverwood or Luttrelstown for 230k these days?

Well, for a 4 bed house it's quite impossible, for 3 bed house it is possible, even in Laurel Lodge or Park Drive, but you probably end up with terraced houses.

Are you one of those who bought houses in Riverwood or Luttrelstown 10 years ago? Wonder what was the price like at that time.

jekin

wildlifeboy wrote: »

I live in a 40 year old house around the coolmine area and i cant hear anything from either side. my brother lives in mochtas and he can hear his neighbour going for a dump. i would go for an old house everytime!

:eek: I would really doubt the quality of the houses in Mochtas...

Some new houses are of poor quality, from what I read in the post "Barnswell, Hansfield, Ongar".

daymobrew

jekin wrote: »

Are you one of those who bought houses in Riverwood or Luttrelstown 10 years ago? Wonder what was the price like at that time.

I bought a 4 bedroom house in Riverwood 10 years ago (Summer 2002). You don't want to know how much it cost (looks like they could be 60k less now).

are you serious

No I'm not one who bought in Last 10 years. I'm actually living in Lucan now, house was built 10/11 years ago, I did however grow up in Blanchardstown though, I'm from one of the estates your not going to look at :eek: but I can say, it is closer to schools/better bus route closer to the train and has bigger front and rear garden, which we were allowed to have a wall with! (the public transport doesn't bother me here as I drive)

Actually that just brings something to mind for you op, some estates(new ones) have maintenance charges every year! Make sure to check that out, and like me now if it has no front wall for your garden you may not be allowed have one!!

jekin

daymobrew wrote: »

I bought a 4 bedroom house in Riverwood 10 years ago (Summer 2002). You don't want to know how much it cost (looks like they could be 60k less now).

I take this as those houses were built around 2002. Didn't know the price has fallen lower than 2002 level, sorry about that.

jekin

are you serious wrote: »

No I'm not one who bought in Last 10 years. I'm actually living in Lucan now, house was built 10/11 years ago, I did however grow up in Blanchardstown though, I'm from one of the estates your not going to look at :eek: but I can say, it is closer to schools/better bus route closer to the train and has bigger front and rear garden, which we were allowed to have a wall with! (the public transport doesn't bother me here as I drive)

Actually that just brings something to mind for you op, some estates(new ones) have maintenance charges every year! Make sure to check that out, and like me now if it has no front wall for your garden you may not be allowed have one!!

No offense for not looking at the areas you grew up, there are nice areas to the north as well...just there are too much content in the thread "anti-social behaviors in D15". One main reason I'd prefer to buy in Castleknock is because it has got many good schools - well, getting kids in is another thing. I drive as well - living in suburb and not driving is impossible for Ireland, but I'd like to have alternatives. Clonsila and B'town should have similar access to buses and train AFIK, not sure why you say B'town is closer and better.

I noticed new houses often don't have walls for front garden, probably even not allowed to build just as you said. Those front gardens are already too small to have walls IMO. As for maintenance fee, I know the terraced houses in Waterville do need to pay, not sure for other areas though. Good thing for estates there is home insurance is covered by maintenance fee.

daymobrew

jekin wrote: »

I take this as those houses were built around 2002. Didn't know the price has fallen lower than 2002 level, sorry about that.

I bought 2nd hand, hence the high price. House was built 1999. Maybe the price drop is not so significant - I saw a 4br semi-d in Riverwood on Myhome for 310k.

Doesn't bother me that it is 30k less than I paid as I am not planning to move.

chucknorris

daymobrew wrote: »

I bought 2nd hand, hence the high price. House was built 1999. Maybe the price drop is not so significant - I saw a 4br semi-d in Riverwood on Myhome for 310k.

Doesn't bother me that it is 30k less than I paid as I am not planning to move.

You could probably knock 25k off any asking price in D15.

All things considered, it's about time the price of a house/home is now becoming realistic no matter where your preferred choice is.

joolsveer

jekin wrote: »

No offense for not looking at the areas you grew up, there are nice areas to the north as well...just there are too much content in the thread "anti-social behaviors in D15". One main reason I'd prefer to buy in Castleknock is because it has got many good schools - well, getting kids in is another thing. I drive as well - living in suburb and not driving is impossible for Ireland, but I'd like to have alternatives. Clonsila and B'town should have similar access to buses and train AFIK, not sure why you say B'town is closer and better...............................

Off the top of my head I can think of three primary schools in Castleknock and one male only secondary school. Are there others? What happens if you have daughters when it comes time for secondary school?

are you serious

there is mount sackville aswel, just around the corner from the all male one just in case he has only girls

oblivious

are you serious wrote: »

there is mount sackville aswel, just around the corner from the all male one just in case he has only girls

Both are fee paying though

ozmo

jekin wrote: »

Hi all,

I have a few candidate areas in mind, here is my list:
1. Riverwood or Luttrellstown near Coolmine station.
2. Charnwood or Castlefield in Clonsila.
3. Lohunda in Clonsila.

Castlefield is nice - almost ever house looks onto a big green and is looks very well kept. I've been in a few and the houses are well built. They have access to the primary school just across the road.

This map might help also:

http://airomaps.nuim.ie/flexviewer/?config=AIDepIndex.xml

are you serious

ozmo, who came up with that map???

Morag

I wonder what data sets they are using.

are you serious

it doesn't make much sense, some estates are being cut up, you'd have thought a whole estate would be divided from another but not one estate being divided up, surely its a load of baloney!!

Morag

That just means it's not house prices being used as the data set.

Gaspode

OP, I wouldn't pay too much attention to that map, it's a tad flawed. For everyone else, further discussion of it is not really on-topic so let's leave it there thanks.

yoda2001

The OP mentions the schools in Castleknock with a sense of wonderment. Is he talking about St Patricks? St Brigid's? Scoil Thomais? Castleknock NS?

If so then the best thing to do is ring the school secretary and ask if there is a catchment area. Another question would be how many children were refused places in the school for September.

St Mochta's is an excellent school near Castlefield.

As for secondary schools you can go fee paying as already mentioned to Castleknock College or Mount Sackville. Again I would ring them about enroling.

Finally there is Castleknock Community College and Luttrellstown Community College. CCC has been in operation since about 1996 while LCC opened in recent years. A phonecall to either college or info on the websites will tell you more about enrolment policies. Both are run by Co Dublin VEC.

ozmo

Gaspode wrote: »

OP, I wouldn't pay too much attention to that map, it's a tad flawed. For everyone else, further discussion of it is not really on-topic so let's leave it there thanks.

Ok so, just thought it might be of interest to OP - picture paints a thousand words etc. - Ill start a new thread on it - Its a government agency funded map, part of a series of maps they are doing - so its legit source (the Census returns) and so based on real data - Ill post all the links to the maps in the new thread and ye can determine their merits there.

edit: new thread here

oblivious

yoda2001 wrote: »

St Mochta's is an excellent school near Castlefield. .

It maybe near but its not in their parish boundary's unfortunately, but siblings rule would still apply though.


See the list of estate that are in St Mochta's parish

http://www.stmochtas.ie/forms.htm

joolsveer

are you serious wrote: »

there is mount sackville aswel, just around the corner from the all male one just in case he has only girls

I don't think it is in Castleknock - the web site says Chapelizod.
http://www.mountsackville.ie/pages/about-mount-sackville/

are you serious

Ya learn something new every day (for me I learned this)

BostonB

Different schools have difference policies and the demand for different schools varies enormously. So as others have said you need to look at that on a case by case basis. Be aware that getting information on the demand, is quite tricky as some schools do not want people second guessing changes to their enrolment and catchment policies. Even you do get some indication, its very likely the school may change the policy the following year, leaving you out of the catchment. In some case you have less chance of getting into a school the closer you are to it. Its catchment maybe on the otherside of D15. Some require you to be resident for 10yrs+. So theres very little way of planning ahead for many schools. In some cases one road gets in the next doesn't.

Only were there is low demand and spare capacity could you be a little be certain of getting in.

BostonB

Location is all important.

After that is build quality. Its a mixed bad. Many of the newer houses are brutal quality. While many of the older houses may be quite outdated. As such I'd make no assumptions there. Get everything checked in excruciating detail by professionals. Get a engineers report, and get the electrics, plumbing, heating, insulation, windows, roofs all checked by people who'll stand over any report.

Don't assume you can convert an attic. Many newer houses have double hipped truss roofs where it would be very expensive to convert the attic. So get a professional report on this.

jekin

Thanks BostonB, I found it's a mess for catchment area in D15. For example, Limelawn is just cross road to St Motchars but it's not in the catchement are, and Riverwood has been excluded from Castleknock Community College...

For Attatic conversion, if the engineer says it's too expensive to do, I don't know if I can tell the estate agent I don't want to buy the house anymore.

jekin

ozmo wrote: »

Castlefield is nice - almost ever house looks onto a big green and is looks very well kept. I've been in a few and the houses are well built. They have access to the primary school just across the road.

Caslefield has big green area with mature woods.

There aren't many houses for sale in Castlefield but I have viewed a few houses in Charnwood, they are nice and big. However, I found there are too many cars parked along the streets, looks a bit crowded in the area.