some advice please

Frank11

I am looking for some advice on a property a friend owns through inheritance. The property has been vacant for a number of years and is in very bad repair. It is a terraced house just off the North circular road near Croke Park and the Mater Hospital. All the adjoining houses seem to be converted into flats and full of occupants.

My friend is not sure what to do with this house. We discussed selling as is, spending some money on it and then selling, spending a lot of money and let it as a full house or spend even more money and turn it into flats. Any money put into this house will need to come from a bank loan of some sort. We intend to talk with an estate agent regarding these options. There is a local builder, who owns a house or two next door, always asking if the house will be up for sale.

The house layout is ground floor, upper floor and a basement floor (also a coal hole under footpath). Each of the floors is laid out similarly. I attach a pdf showing the existing floor plan and a proposed double/single bed flat layout (very indicative). As i said this is the same for each of the 3 floors so 3 flats.
Would the proposed pass the latest building regulations with regards to the size of floor space if we were to go down the road of getting planning to convert? Anything else to consider would be greatly appreciated. Thanks.

Frank11

anybody?

BryanF

For starters, Don't bump threads!

Who did the layout that's shown ? Why are they not advising you? Did you do the layout? but haven't the knowledge to find the relevant housing standards & codes of practice?

You need a local arch and planning permission to change a house in apartments

But the layout shown at first glance appears to small

I don't believe this is for 'a friend' & I don't think it's right you a should gain free advice on a speculative deal for undersized apartments in this forum

Frank11

I did the layouts but, as you have guessed, haven't a clue about standards etc. I was looking to get an idea of what was feasible and be armed with some knowledge before talking with any professionals. The house belongs to my partner.
Thanks for taking a look.

DOCARCH

My own tuppence worth would be that you would be better 'fixing up' the house and renting as a whole unit.

You simply will not get planning permission to convert into bedsits or seperate units, as Bryan suggests, look or may be sub-standard...the units would have to comply with development standards for new apartments and all that goes with that (fire regulations, etc., etc.).

Anyway, you'd probably get as much rent/return on a whole house as a sub-divided house.

Aard

I'd say the trend for that part of town is flats returning to houses, rather than houses being subdivided into flats. Kit out the house well and rent it to people working in Docklands. Then if you ever plan on reselling, it will have retained more value than if you subdivided. Also cuts out planning difficulties and construction costs. Also leaves it open to you and the bf occupying it at a later stage.

Gumbo

Frank11 wrote: »

I did the layouts but, as you have guessed, haven't a clue about standards etc. I was looking to get an idea of what was feasible and be armed with some knowledge before talking with any professionals. The house belongs to my partner.
Thanks for taking a look.

The layout looks too small, and it looks like it will not meet minimum habitable standards as set out in the Dublin City Development Plan. There's no provision for storage etc

You really need to speak to a local architect/engineer to see if they can be converted in the first place.

Frank11

Thanks all. Great to be able to dismiss the divide into flat option at this stage.

I will be recommending selling as is, if the value is anything decent.

NipNip

You have absolutely no idea how valuable that property is worth. I can put you in touch with a friend who owns a few properties in the area if you like?