Grange Hill Rathfarnham

morrga

Hi Guys,

Sorry if this thread is elsewhere, couldnt find one. I see the minimum price for this development in Rathfarnmham is €620,000 and thats just from off the plans. So lets say when built might fetch €700,000.

Either this estate is purely for the elite of our society or have things gone completely mad. I must be missing something as there must be a demand for people to take on these huge mortgages and banks are willing to lend such money.

Not only that but what scope is there for people to sell in 5-10 years with some sort of a margin added. Can these type of family homes get much more expensive? If so that would mean a return to the crazy peak prices of 06/07. A lesson I thought would mean we never went there again.

Confused.

seamus

Developer off his biccie, looking at the details.

Pros:
- Nice view
- Going to be decent builds with good BER
- Relatively quiet area - but has its fair share of wandering scumbags and boy racers flying up the mountains.
- All rear gardens have a good south or southwest aspect.
- Good access to parks, etc

Cons:
- 3 floors
- Cheapest houses are basically terraced townhouses
- Little or no front garden in any houses.
- Bordered by the M50 to the south - noisy
- 5 bed houses face onto the Harold's Grange road with very little space.

All in all, it would be a nice place to live, but no way in hell are those 4-bed townhouses worth €620k. If these actually sell at these prices, then there's no way I'm getting back into this property market because it's fncked.

Theboinkmaster

Absolute madness - €620k for a terraced house on the outskirts of rathfarnham, look at the state of them:

http://www.grangehill.ie/

If you tried walking to Rathfarnham village from there it'd take you about 40mins - it's on the blackglen road so really more like Sandyford/Ballinteer.

If they achieve those prices we may as well all pack up and go home, country is fvcked.

super_furry

It's about as much Rathfarnham as Stocking Well is, and that's up the mountains.

Theboinkmaster

Selling off plans also :eek:

McGrath5

They look quite nice, but the asking prices are mad.

Does anybody know if any have been sold yet?

seamus

super_furry wrote: »

It's about as much Rathfarnham as Stocking Well is, and that's up the mountains.

It's slightly further than Stocking Well, but almost the same. About as far as you can go and still claim to be "Rathfarnham". It's Ballinteer in reality, as said, but Ballinteer doesn't smell like money in the same way that Rathfarnham does. It's closer to Dundrum Village than it is to Rathfarnham Village FFS.

Tabnabs

Theboinkmaster wrote: »

Absolute madness - €620k for a terraced house on the outskirts of rathfarnham, look at the state of them:

http://www.grangehill.ie/

If you tried walking to Rathfarnham village from there it'd take you about 40mins - it's on the blackglen road so really more like Sandyford/Ballinteer.

If they achieve those prices we may as well all pack up and go home, country is fvcked.

It's Rathfarnham, despite being a 10 minute walk to Ballinteer shopping centre and about 30mins to Dundrum Town centre. Proximity doesn't come into it.

Ballintyre Hall, within a stones throw, is an upmarket development with townhouses going for €425k +- so I think Grange Hill is ambitious in its pricing.

Theboinkmaster

Tabnabs wrote: »

It's Rathfarnham, despite being a 10 minute walk to Ballinteer shopping centre and about 30mins to Dundrum Town centre. Proximity doesn't come into it.

That's only a technicality - as another poster said this is Rathfarnham in the spirit that Stocking Wood is Rathfarnham.

Technically yes but not really.

It's like the Mitch Hedberg joke about going into a hotel lift and there not being a 13th floor - but the people on the 14th know what floor they're really on :P

o1s1n

Those prices are insane. Ghost estate in the making.

Woshy

It's the same with Honeypark near Dun Laoghaire. They were supposed to be building houses for the average family (and this was said to me by more than one councillor during the campaigning for the recent election) but instead they are large 5 bedroomed houses over 3 floors going for about €620,000 - way out of the reach of most buyers.

Any of the other new builds I've seen in the area are the same, large 4 and 5 bed properties going for a ridiculous price.

Who on earth has the money for these properties?

Idbatterim

now as Seamus has said, that is serious serious money, they are pretty large properties at 1900 sq ft and if they were 3 beds at say 1200/1300 sq ft, they would be going for 413,000 ish. Which I reckon they would achieve, but starting from E620,000 in that location, holy s**t, that is the kind of money and price that would scare me!

o1s1n

Whom are these houses actually being built for?

Well off folks who like the idea of living in a terraced house in the middle of nowhere?

The mind boggles really.

Ush1

They look horrible also, like a big industrial unit or something.

morrga

o1s1n wrote: »

Whom are these houses actually being built for?

Well off folks who like the idea of living in a terraced house in the middle of nowhere?

The mind boggles really.

Yeah I cannot understand if a market exists out there for this type of product. I think ye have all summed it up pretty well. So I e mailed my 'interest' and got the following spin doctor response.

"Thank you for enquiring about our development at Grange Hill Rathfarnham D16

The first phase consists of 19 houses we will have these completed by early spring 2015 the overall site is 71 houses

We are currently selling off plans.

At present this is going very well and over the next couple of weeks we would hope to have phase one booked/sold

We will have a show house ready in about 8 weeks to show our clients

The prices are 4 bed mid terrace size 1900sqf are €620,000 4 bed end of terrace size 1900sqf are €635,000 [only 1 south facing garden left in this phase] and 5 bed semi-detached 2600sqf €740,000"

Theboinkmaster

morrga wrote: »

Yeah I cannot understand if a market exists out there for this type of product. I think ye have all summed it up pretty well. So I e mailed my 'interest' and got the following spin doctor response.

"Thank you for enquiring about our development at Grange Hill Rathfarnham D16

The first phase consists of 19 houses we will have these completed by early spring 2015 the overall site is 71 houses

We are currently selling off plans.

At present this is going very well and over the next couple of weeks we would hope to have phase one booked/sold

We will have a show house ready in about 8 weeks to show our clients

The prices are 4 bed mid terrace size 1900sqf are €620,000 4 bed end of terrace size 1900sqf are €635,000 [only 1 south facing garden left in this phase] and 5 bed semi-detached 2600sqf €740,000"

5 bed semi D in a sh!te looking complex half way up the fvcking mountain for €740k :eek::eek::eek:

Idbatterim

The prices are 4 bed mid terrace size 1900sqf are €620,000 4 bed end of terrace size 1900sqf are €635,000 [only 1 south facing garden left in this phase] and 5 bed semi-detached 2600sqf €740,000"

the semi d is far better value than the terrace! but these are honestly boom time jaw dropper prices! would the banks even lend out that amount for those properties? Will be interesting to see how they fare!

I get the impression that while yes a recovery is underway, the hype is being well over done or believed by the likes of the developers of said estate.

Zamboni

€620k to live in a glorified apartment block?

Pure bananas.
They'll be queuing up like a line of pac-men :pac::pac::pac::pac::pac:

To be honest though - I love that location.
But why they want to build horrible looking structures like that is beyond me. The design is absolutely woeful.

Theboinkmaster

Scary thing is I believe there are muppets out there with cash who will pay this.

If they do indeed achieve asking where does that leave us......

Everyone agrees it's madness but it continues.

salmocab

If you click in to that link the lovely road you can see is actually quite a busy road, I drive up there a good bit and was wondering about the houses, there is another plot down the road near the shops that looks like it might be phase 2 its only a hundred yards or so away. There are houses going up by the bottle tower pub in church town has anybody seen any plans or drawings for them I know the building company and usually their stuff is top notch quality wise but Id say if a 4 bed in grange hill is 620 then if they are 4 beds which size wise they look then they must be pushing toward the million mark.

Idbatterim

I dont think they are houses in churchtown, I read it had planning for a medical center, now it could be apartments, but it certainly doesnt look like houses... Wouldnt be surprised to see McGowans or Rodeo Joes as it was last known, being developed next if it has residential zoning...

salmocab

Idbatterim wrote: »

I dont think they are houses in churchtown, I read it had planning for a medical center, now it could be apartments, but it certainly doesnt look like houses... Wouldnt be surprised to see McGowans or Rodeo Joes as it was last known, being developed next if it has residential zoning...

Its definitely houses think there are six of them, I know the foreman.
After rereading this post it might seem I was being a bit arsey sorry didn't mean to come off like that.

quadrifoglio verde

I can see these selling alright. 25 barton road west sold back in June for 575000, was on the market for two weeks before going sale agreed back in June.
Fact of the matter is people who've been renting for the last 10 years are fed up of ot at this stage. With little development in the area, the likes of this development is attractive, especially with little other competition.
Although I wouldn't be buying off plans, developer runs out of money and you're fubarred.

mr_seer

The €620k gaffs only have one room downstairs. They look like bad corpo gaffs. Buyer Beware (assuming anyone is stupid enough to buy one)!

salmocab

They will sell, house prices are going up people in south Dublin are buying I have some friends trying to buy and every time they bid they are outbid within hours

mr_seer

salmocab wrote: »

They will sell, house prices are going up people in south Dublin are buying I have some friends trying to buy and every time they bid they are outbid within hours

I heard that line on more than one occasion in 2006-2007...

Idbatterim

what happens if there are no takers, drop the asking or simply play a waiting game? alternatively, what if there are only a few buyers? lowering the prices after the some have committed for full price could be problematic?

Just looked at the floor plans, am I on crazy pills or will the 4 bed houses have one huge ground floor open plan living space? In a 4 bed (excluding the "study") I would want two separate living rooms as well as the open plan kitchen come dining room, at that price with that number of bedrooms! You might aswell be sharing the living space in a bloody apartment!

Theboinkmaster

Idbatterim wrote: »

what happens if there are no takers, drop the asking or simply play a waiting game? alternatively, what if there are only a few buyers? lowering the prices after the some have committed for full price could be problematic?

Don't see it as hugely problematic has already happened before. A few muppets buy at €620k so they sell the remainder at €520k.

Supply & demand, original purchasers may be annoyed but what can they do they'll have bought the houses at that stage and fvck em anyway.

salmocab

mr_seer wrote: »

I heard that line on more than one occasion in 2006-2007...

Its gonna be no different this time around except this time people will know what they are doing and will do it anyway. Possible only exception this time will be no random strangers warning you to buy a house in Bulgaria.

Ronan|Raven

salmocab wrote: »

If you click in to that link the lovely road you can see is actually quite a busy road,

I drive past them every day on my way to work. The road is a nightmare lately since they messed with the traffic lights at the junction at the bottom heading towards Marlay Park.

salmocab

Ronan|Raven wrote: »

I drive past them every day on my way to work. The road is a nightmare lately since they messed with the traffic lights at the junction at the bottom heading towards Marlay Park.

Yeah Im hoping that when they finish up completely they will fix the sequence and timings

awec

Even though these houses are near the Marlay Park boundary am I right in saying that they are still quite a hike from the nearest entrance to the park?

You really are pretty cut off out there - as far as I know there isn't even a bus stop within walking distance. And backing on to the busiest motorway in the country.

Theboinkmaster

awec wrote: »

Even though these houses are near the Marlay Park boundary am I right in saying that they are still quite a hike from the nearest entrance to the park?

You really are pretty cut off out there - as far as I know there isn't even a bus stop within walking distance. And backing on to the busiest motorway in the country.

No there's actually a new entrance built in the top corner of Marlay Park so you'd only be a 5min walk from it.

Neares bus stop is a bit away - no16 down on the grange Road so maybe 15min walk.

salmocab

Yeah the site does back on to the m50 although I'm pretty sure the wall is quite high and can't imagine it would be too noisy, I actually quite like the location the main road is quite busy but apart from that its a nice area close to Dundrum SC, Marlay park, Supervalu Balinteer, Ticknock wood and decent access to m50 and places like sandyford. Don't like the look of the houses and certainly not the price though.

m_hunter

Theboinkmaster wrote: »

No there's actually a new entrance built in the top corner of Marlay Park so you'd only be a 5min walk from it.

Neares bus stop is a bit away - no16 down on the grange Road so maybe 15min walk.

Yeah... no 16 go all the way to airport, which is very convenient if one travel a lot. Also in the morning and after works, it is just 10mins for the next one, you can still get a seat from Marlay Park but not beyond.

I think it is a good place, but the price is too high, but there will be people affordable, Dublin never in short of rich people....

jay0109

m_hunter wrote: »

I think it is a good place, but the price is too high, but there will be people affordable, Dublin never in short of rich people....

Good, the more eejits that spend 3/4's of a mill half way up the Dublin Hills, on the side of a motorway...the less competition for houses in better locations closer to the likes of Rathfarnham etc

D_D

jay0109 wrote: »

Good, the more eejits that spend 3/4's of a mill half way up the Dublin Hills, on the side of a motorway...the less competition for houses in better locations closer to the likes of Rathfarnham etc

But Grange Hill is Rathfarnham, remember?

Qualitymark

Pro:
Birthplace of revolution.

Con:
A fool and his money is aisy parted.

seamus

If the new central bank rules become law, these prices will get massively revised down.

Qualitymark

seamus wrote: »

If the new central bank rules become law, these prices will get massively revised down.

Please, please make it so.

jay0109

Qualitymark wrote: »

Please, please make it so.

Labour are doing their best to make it no so...see today's Examiner headline, and both Burton and Kelly on the radio yesterday spouting about 20% being way too high

Qualitymark

If they manage to stymie it, hello rising prices, hello new bubble, hello unaffordable ratboxes.

Qualitymark

If they manage to stymie it, hello rising prices, hello new bubble, hello unaffordable ratboxes.
We really need rent control and proper inspection too, but forget about that with TDs who are landlords.

Paddy1234

Went to view these houses at the weekend. €640k for the cheapest mid - terrace house. Personally i can't see these houses selling for that price.

morrga

Paddy1234 wrote: »

Went to view these houses at the weekend. €640k for the cheapest mid - terrace house. Personally i can't see these houses selling for that price.

I would certainly hope they dont sell for that price. Pirton in Dundrum going for 1.2 million! More eyewatering house prices!!

salmocab

seems outrageous but the developers are unlikely to have got their pricing too wrong (as in whats best for them not anyone else). Drive by every day they look alright not gone on the design might go for a mooch about.

mr_seer

salmocab wrote: »

seems outrageous but the developers are unlikely to have got their pricing too wrong (as in whats best for them not anyone else). Drive by every day they look alright not gone on the design might go for a mooch about.

They will not make asking

NinjaTruncs

I went to see them over the weekend, I was surprised by them, both in good and bad ways. The houses were very big and most rooms were a really good size, with a huge amount of storage space. However for their price I found a lot of issues. Kitchens felt cheap, the oven in the 5 bed didn't fit the space, none of the press doors had soft close hinges. Only 2 parking spaces per house!! a five bed house with only two parking spots that'll cause no end of trouble in the future. The gardens in the 5 beds don't seem practical, very open/exposed and it would be hard to fit a shed in that doesn't look out of place. Only 1 en-suite bedroom in the 5 bed (there were more bathrooms in the 4 bed), very little wardrobe space in more rooms. The 4 bed only had the one living space downstairs which wouldn't suit a young family (as much as i love my kids I want a separate room for them downstairs). Far too close to the m50 for my liking, you wouldn't be able to sit out in the back garden in the summer without a constant drone coming from it.

I agree with the posters above I think they'll struggle to shift at that price. There are much more desirable houses close by in that price range that I would go for, if my budget was that high. Sure they have a high energy rating but that isn't the be all and end all of things. At 640 I'd go for something like this http://www.myhome.ie/residential/brochure/8-manor-heath-rathfarnham-dublin-16/3148103 sure the house isn't as big, doesn't have as good a BER, but the living space is far more practical and the house is in a much better location. And I wouldn't be surprised if you could get the above house for less than asking.

Qualitymark

Really excellent information, NinjaTruncs.

There are times I wonder if architects actually live in houses, they seem to have so little notion of what people really want.

I hope a great BER rating will become standard.

Idbatterim

my god, the 4 bed is all open plan downstairs! What is this a bloody apartment? as Ninja turtle mentioned, I would want / expect two separate living rooms and a kitchen / dining area downstairs, along with a w.c and storage.

Icepick

morrga wrote: »

So lets say when built might fetch €700,000.

some have learned nothing from the crash