Sion Hill Road, Drumcondra

Shedite27

Hi, I heard over the weekend that there was a new development of houses on Sion Hill Road, Drumcondra? Does anyone know anything about this? There seems to be a lot of Green Area on the site of Cross and Passion Convent, Sion Hill/Carberry Road. I presume that's the one but I can't find anything about it on Estate Agents or Planning PErmission sites.

Any ideas?

polydactyl

It's to the left of the school gates on Sion Hill. They have started construction of some sort but all behind the big wall so can't see anything. The sign up says 3&4 bed houses and it's dng

Shedite27

Got in touch with the estate agents on this, 60-70 3 and 4 bed semi d's being built. Showhouse ready in Feb. Starting at €700k.

I told the estate agent she's having a laugh at those prices.

She replied that they won't be ready until this time next year so that's where they expect prices to be by then.

I'm out

polydactyl

Went to view these today. Show house is 176.7 sq/m and to be honest lovely finish in my opinion but weird layout with loads of bedroom and a tiny tiny living room downstairs and another on the third floor??? Prices range from 665 to 740 for the second biggest. No idea on price of biggest. Madness really as all semi d with small gardens.

Idbatterim

I would not want to buy one of the 4 houses that will be directly on the main road!

Gumbo

I believe a few of these sold the weekend and over the last few days.

Crumbs868

I believe these houses fall into a desireable school catchment area(one of the best in n Dublin) where houses sell at a premium to houses a few hundread meters away that are in a different catchment area

The_Conductor

Now its becoming apparent why Jan O'Sullivan is intent on seriously revising school's enrollment policies. Just looking a the brochure here- they do look lovely- but the prices are just silly.

Gumbo

The_Conductor wrote: »

Now its becoming apparent why Jan O'Sullivan is intent on seriously revising school's enrollment policies. Just looking a the brochure here- they do look lovely- but the prices are just silly.

I haven't seen a brochure but I believe 650-700k ?

The_Conductor

Website for the development is here

Shedite27

Well little did I know when I started this thread a while back but I've ended up buying one of these houses (not at €700k mind!).

Any other boardsies had a look at them (or bought them?)

Really like the houses, very modern, nicel finished, gardens bigger than most in the area, and right in the middle of a few areas we like.

Gumbo

Shedite27 wrote: »

Well little did I know when I started this thread a while back but I've ended up buying one of these houses (not at €700k mind!).

Any other boardsies had a look at them (or bought them?)

Really like the houses, very modern, nicel finished, gardens bigger than most in the area, and right in the middle of a few areas we like.

which one did you buy?
I've seen the bones of every one of them

smilley004

Shedite27 wrote: »

Well little did I know when I started this thread a while back but I've ended up buying one of these houses (not at €700k mind!).

Any other boardsies had a look at them (or bought them?)

Really like the houses, very modern, nicel finished, gardens bigger than most in the area, and right in the middle of a few areas we like.

Hi Shedite,

I am hoping to buy one of the three bed terrace houses at the next launch in a couple of weeks time, saw the 4 bed showhouse and loved it.

What did you go for? Any room for negotiation on price?

Thanks

Sarah

smilley004

Shedite27 wrote: »

Well little did I know when I started this thread a while back but I've ended up buying one of these houses (not at €700k mind!).

Any other boardsies had a look at them (or bought them?)

Really like the houses, very modern, nicel finished, gardens bigger than most in the area, and right in the middle of a few areas we like.

Hi Shedite,

I am hoping to buy one of the three bed terrace houses at the next launch in a couple of weeks time, saw the 4 bed showhouse and loved it.

What did you go for? Any room for negotiation on price?

Thanks

Shedite27

smilley004 wrote: »

Hi Shedite,

I am hoping to buy one of the three bed terrace houses at the next launch in a couple of weeks time, saw the 4 bed showhouse and loved it.

What did you go for? Any room for negotiation on price?

Thanks

Went for a 3 bed terrace too, there was no movement on price, doubt they're in much of a rush to sell, haven't officially launched the 3 beds yet, my guess is when they get the showhouse available and the prices on myhome they'll be expecting plenty of interest.

smilley004

Shedite27 wrote: »

Went for a 3 bed terrace too, there was no movement on price, doubt they're in much of a rush to sell, haven't officially launched the 3 beds yet, my guess is when they get the showhouse available and the prices on myhome they'll be expecting plenty of interest.

Thanks Shedite, we could be neighbours! Trying to get one before the launch!

Gumbo

The 4 out into the Sion Hill road are completed and sold IIRC. Also there's 4 more, just as you enter the site that are being handed over this week too I think. They have lodged completion certs anyhow.

Very nice development and well built imo.

unknownlegend

Hi folks,
Bought one of the 4 beds, on the left on the way into the estate - facing the green area that will be built.
Really happy with it. Area right in the middle of everything we need, very close to town but not in it, great build quality, bigger gardens than anywhere I've seen for the location/price.
Anyone gone through snagging yet?

cliffoney3

Shedite27 wrote: »

Went for a 3 bed terrace too, there was no movement on price, doubt they're in much of a rush to sell, haven't officially launched the 3 beds yet, my guess is when they get the showhouse available and the prices on myhome they'll be expecting plenty of interest.

hi shedite 27 have you moved yet to Sion Hill park, just wondering if you know much about the heating system?

Shedite27

cliffoney3 wrote: »

hi shedite 27 have you moved yet to Sion Hill park, just wondering if you know much about the heating system?

No, not till Feb (apparently!).

All I know is the marketing blurb. It's electrics heating (no oil/gas/fire), the a fan in the back garden providing a lot of the heating (and hot water on-demand). Pre-setup for the remote heating apps.

Greenmachine

Crazy money.What is the build quality like.

Gumbo

Greenmachine wrote: »

Crazy money.What is the build quality like.

Depends on your interpretion of crazy money I suppose. Build quality is good though.

Crybabygeeks

Hi. I've been to see these houses and have been impressed with them. Interested in others views on location and access to public transport. Anyone know anything about the builder ? Good/bad/indifferent reputation?!

athtrasna

Crybabygeeks wrote: »

Hi. I've been to see these houses and have been impressed with them. Interested in others views on location and access to public transport. Anyone know anything about the builder ? Good/bad/indifferent reputation?!

Mod note
Please PM any such opinions. Thanks

Crybabygeeks

athtrasna wrote: »

Mod note
Please PM any such opinions. Thanks

Sure - noted. Should have added in to PM! Thanks.

Shedite27

All the 3 beds are gone sale agreed.

smilley004

Hi everyone, I paid a holding deposit on a 3 bed in Sion Hill two weeks ago but have not heard anything else re contracts etc? I saw you need to sign within 21 days to get appliance voucher, is this true? For anybody else that has bought one have you signed contracts and paid balance of 10% and how long did it take to receive contracts? Thanks a mill!

Shedite27

So my "February" move-in date is now looking like May. We're in the road up the back of the estate, anyone else being told anything by the estate agent? We basically ring up every few weeks and are given the same spin about it being delayed another month, usually blaming someone external like ESB.

Apparently my latest delay was due to "unforeseen delays like Easter".

smilley004

Shedite27 wrote: »

So my "February" move-in date is now looking like May. We're in the road up the back of the estate, anyone else being told anything by the estate agent? We basically ring up every few weeks and are given the same spin about it being delayed another month, usually blaming someone external like ESB.

Apparently my latest delay was due to "unforeseen delays like Easter".

Hi Shedite

I am up the back also, initially was due to finish April, but now I have been told that it will not be ready for snagging until the end of May, with move in generally 2 weeks after this so mid June.

Have you a date in May or for your snagging? Have you gotten in to see it yet? How have you gotten on in general?

We are trying to pick colours and it is driving me crazy I do notice that there is never any mobile signal when I am up there! Hopefully in the process of being fixed.

Shedite27

smilley004 wrote: »

Hi Shedite

I am up the back also, initially was due to finish April, but now I have been told that it will not be ready for snagging until the end of May, with move in generally 2 weeks after this so mid June.

Have you a date in May or for your snagging? Have you gotten in to see it yet? How have you gotten on in general?

We are trying to pick colours and it is driving me crazy I do notice that there is never any mobile signal when I am up there! Hopefully in the process of being fixed.

We've been told snagging in mid-April, but have previously been told mid-Feb and mid-Mar so won't be holding my breath. We were up there recently and it looks quite "unfinished" so mid-April looks optimistic.

No, haven't been inside the house yet, just looking for the outside, picked the colors a few months back, just went with showhouse colors - there were too many options!

thunderbolt

Hi everyone,

By any chance has anyone bought a three bed at the back? If so, does it have the extra piece of wall that goes in front part of the window!? Is the reason for that structural?

Also, re. adding a few sockets and moving the thermostat from the living area to the kitchen and plumbing the bath for a shower, have any of you requested this? If so, was it expensive or included? Please PM me

Gumbo

thunderbolt wrote: »

Hi everyone,

By any chance has anyone bought a three bed at the back? If so, does it have the extra piece of wall that goes in front part of the window!? Is the reason for that structural?

Also, re. adding a few sockets and moving the thermostat from the living area to the kitchen and plumbing the bath for a shower, have any of you requested this? If so, was it expensive or included? Please PM me

The pier is a planning constraint as far as I know. They had to have this particular design.

As for the alterations, I can't answer that but if you ask Gerry nicely on site, maybe he can help.

Shedite27

thunderbolt wrote: »

By any chance has anyone bought a three bed at the back? If so, does it have the extra piece of wall that goes in front part of the window!? Is the reason for that structural?

It's a spot to put your bins, saves you lugging them through the house

Hankat80

I bought a 3 bed mid-terraced in the last release a fortnight ago.
Received an email this week regards converting the attic - it's circa €10k.
I don't know has anyone else done the same in their 3 bed in the development?
I'm unsure what his means for planning regulations too..
Any guidance appreciated.

Shedite27

Hankat80 wrote: »

I bought a 3 bed mid-terraced in the last release a fortnight ago.
Received an email this week regards converting the attic - it's circa €10k.
I don't know has anyone else done the same in their 3 bed in the development?
I'm unsure what his means for planning regulations too..
Any guidance appreciated.

We weren't offered the actual attic conversion, what they offered us for about 10k was just to install the stairs to the attic, and then we could convert the attic later (subject to planning). Maybe double check what you getting for the 10k. I was only being offered a stairs to an unconverted attic.

Don't think any of the 3 beds are in yet so not sure anyone else will have had it complete yet.

Hankat80

You're correct- sorry, that's the same as I've been offered.
I don't understand what planning permission is required?
As in, all that is incorporated in the €10k price, what else is required to turn it into a 'bedroom'.
Also, can I ask/price velux with them at this stage?

Gumbo

Hankat80 wrote: »

I bought a 3 bed mid-terraced in the last release a fortnight ago.
Received an email this week regards converting the attic - it's circa €10k.
I don't know has anyone else done the same in their 3 bed in the development?
I'm unsure what his means for planning regulations too..
Any guidance appreciated.

Shedite27 wrote: »

We weren't offered the actual attic conversion, what they offered us for about 10k was just to install the stairs to the attic, and then we could convert the attic later (subject to planning). Maybe double check what you getting for the 10k. I was only being offered a stairs to an unconverted attic.

Don't think any of the 3 beds are in yet so not sure anyone else will have had it complete yet.

Hankat80 wrote: »

You're correct- sorry, that's the same as I've been offered.
I don't understand what planning permission is required?
As in, all that is incorporated in the €10k price, what else is required to turn it into a 'bedroom'.
Also, can I ask/price velux with them at this stage?

Planning is not an issue. It's compliance with part b of the building regulations that's an issue. Once the fixed stairs is on, you need a fire door up in the attic, interlinked smoke detection, self closers on all the habitable room doors and ground and first level and one escapable window in the attic room itself.

I assume these are being offered after closing and completion certs are issued?

Shedite27

Hankat80 wrote: »

Also, can I ask/price velux with them at this stage?

Think kceire covered the other questions.

I think the problem will be the schedule. If they spend another week turning your attic into a bedroom, it puts out the move in date for someone else. You can ask them for a price, but it'll likely be done a few months after you move it.

thunderbolt

Kceire - thanks for the replies above!


Re. adding a stairs up to the attic - I presume the size of the attic is the same as the 4 bed (Type ? i.e. you could end up with the same size/layout of bedroom and en-suite, and mini-study/storage room? The only difference would be that you would have to have skylights (planning permission dependent) instead of the window?

It's tempting to do it now as opposed to do it down the line. Anybody take a wild guess as to how much it would cost to finish the conversion if the stairs were put in now?

smilley004

thunderbolt wrote: »

Kceire - thanks for the replies above!


Re. adding a stairs up to the attic - I presume the size of the attic is the same as the 4 bed (Type ? i.e. you could end up with the same size/layout of bedroom and en-suite, and mini-study/storage room? The only difference would be that you would have to have skylights (planning permission dependent) instead of the window?

It's tempting to do it now as opposed to do it down the line. Anybody take a wild guess as to how much it would cost to finish the conversion if the stairs were put in now?

Hi thunderbolt!

We have opted to get the stairs and from what we heard at the launch its about a further €40k to convert. No planning permission is needed once you keep Windows to back of the house, apparently will never get permission for them at the front of the house.
Shedite... has the snagging happened yet? ðŸ™ðŸ¼

thunderbolt

smilley004 wrote: »

Hi thunderbolt!

We have opted to get the stairs and from what we heard at the launch its about a further €40k to convert. No planning permission is needed once you keep Windows to back of the house, apparently will never get permission for them at the front of the house.
Shedite... has the snagging happened yet? ðŸ™ðŸ¼

That's interesting, €40k seems like quite a lot when the plumbing/electrics are already set up!! Then again, I'm not a builder

Also, considering the main room would be at the front of the house, I'm not sure how light would get into it if the skylights were put in the back (on the other side of the stairs) where the study is? I was tempted to get the stairs when I thought skylights could be put at the front of the house (down the line), but I'm not so sure now.

smilley004

Well you just don't need planning permission to put at the back of the house but you do to put at the front. Whenever we do convert I think we will just switch the layout and put the bedroom to the back of the house.

thunderbolt

Hi everyone,

Has anyone used a professional snagger (if that's the correct phrase!) when doing their snag? If so, would you mind sending on the details in a PM please?

Thanks!

smilley004

Hi Everyone

I think we will be snagging our house over the next few weeks. Just wondering is there anything that has popped up in completed houses that we should be aware of, or if anybody has any advice on this?

Thanks

thunderbolt

smilley004 wrote: »

Hi Everyone

I think we will be snagging our house over the next few weeks. Just wondering is there anything that has popped up in completed houses that we should be aware of, or if anybody has any advice on this?

Thanks

We're doing the same actually so would be great to know also!

68 lost souls

I'm trying to figure out what the price increases between phases was on these if any one can help me. Its hard to figure it out from the property price register as I dont know what phases or types of house each one is.

I'm looking at another estate from the same developer and we love it but phase 1 sold out very quickly, only 4 beds left and we cant really stretch that far at the moment, just worried the 3 bedrooms in phase 2 will be a similar price to the 4 bedrooms now? That would be a disaster.

Also having been living in these for a few months is there anything you can tell us about the quality of the finish etc?

dubrov

I don't think there was any price increase between the phases.
It is hard to compare as the type of houses varied.

You can get the house numbers and types from the Sion Hill park website.
As they were new builds, you'll need to add VAT to the property price register price.

Personally I thought the 3 beds were decent value but too small on the ground floor.
The 4 beds were essentially the 3 beds semi-detached with an attic conversion. I think the price difference was about 110k which seemed far too much.
The 5 beds, although very nice, were way overpriced.

As for the quality of the finish, I viewed the houses and they appeared to be of a very high standard.
I doubt you will get anyone coming on here slating the finish if they have just dropped half a million buying one though.

Shedite27

68 lost souls wrote: »

I'm trying to figure out what the price increases between phases was on these if any one can help me. Its hard to figure it out from the property price register as I dont know what phases or types of house each one is.

I'm looking at another estate from the same developer and we love it but phase 1 sold out very quickly, only 4 beds left and we cant really stretch that far at the moment, just worried the 3 bedrooms in phase 2 will be a similar price to the 4 bedrooms now? That would be a disaster.

Also having been living in these for a few months is there anything you can tell us about the quality of the finish etc?

Didn't notice any substantial changes really, every house was different, so a different price regardless of what phase it was.

Finish has been nearly perfect, few small things we had to get redone but builders are still onsite so we just grab them on the work any morning we need something done and it's done by the end of the day. No complaints so far (after a month)

68 lost souls

Thanks for your feedback. Just have to sit and wait it out now I guess. I suspect there will be some sort of increase in the development I'm looking at but it will be dependent on market change and VAT regulations I think.

Was originally told the phase 2 release would be June, then we got approval for June and was told September. I wouldn't be surprised now if its not till after the budget which gives us time to save even more but dreading what the price hike might be. In the mean time we are letting some other houses we like pass us by. Making me very nervous.

EDIT: Re the 3/4 bed that are the same bar an attic conversion. Its similar in the estate Im looking at and offered to buy one of the remaining 4 beds if they didn't 'convert the attic at a price close to the 3 bed price and they were having none of it. Thought it was worth a punt seen as they are still building them

Mercian Pro

On a related matter, has anyone who signed contracts in Sion Hill Park managed to get the €2000 DID voucher?
It was conditional on contracts being signed within 21 days of being received but my solicitor has been waiting weeks for adequate responses to some important queries. It doesn't seem particularly reasonable that the vendor's solicitor can delay replying and save his client €2000 in the process.

Shedite27

Mercian Pro wrote: »

On a related matter, has anyone who signed contracts in Sion Hill Park managed to get the €2000 DID voucher?
It was conditional on contracts being signed within 21 days of being received but my solicitor has been waiting weeks for adequate responses to some important queries. It doesn't seem particularly reasonable that the vendor's solicitor can delay replying and save his client €2000 in the process.

We had a few queries, probably signed within 5 weeks, and got the voucher. Think they'll probably give it to you once you don't go messing them about.