Lucan - Ballyowen Avenue Vs Esker Woods

jos_kel

Hi,
We are 2adults and a 6 year old boy thinking about buying a house in lucan.
All other things being equal, how does Ballyowen Avenue compare with Esker Woods for a family e.g. Is one more rentals than the other? 440k in Ballyowen, 425k in Esker Woods
Jos

athtrasna

I think you'll get better answers in the more local forum than in A&P, thread moved.

Mod

Heroditas

Both are much of a muchness, Jos.
Esker would be a little bit quieter but it's a bit further from the main road.
Ballyowen Avenue would be that little bit handier for the bus - 25a and 25b are nearby.
Both nice estates though.
Elmbrook is also another nice quiet estate.
They're all very settled and, from what I've seen, the number of rentals has decreased in the last few years in that general area.

jos_kel

Heroditas wrote: »

Both are much of a muchness, Jos.
Esker would be a little bit quieter but it's a bit further from the main road.
Ballyowen Avenue would be that little bit handier for the bus - 25a and 25b are nearby.
Both nice estates though.
Elmbrook is also another nice quiet estate.
They're all very settled and, from what I've seen, the number of rentals has decreased in the last few years in that general area.

Just on that, any thoughts on Hayden Park. I know it's much further in than Ballyowen or Esker. But what about it for family with 6 year old boy.

Jos

Heroditas

You're miles away from anywhere there. That's reflected in the asking prices for houses.

jos_kel

Heroditas wrote: »

Both are much of a muchness, Jos.
Esker would be a little bit quieter but it's a bit further from the main road.
Ballyowen Avenue would be that little bit handier for the bus - 25a and 25b are nearby.
Both nice estates though.
Elmbrook is also another nice quiet estate.
They're all very settled and, from what I've seen, the number of rentals has decreased in the last few years in that general area.

Just on that, any thoughts on Hayden Park. I know it's much further in than Ballyowen or Esker. But what about it for family with 6 year old boy.

Jos

jos_kel

Heroditas wrote: »

You're miles away from anywhere there. That's reflected in the asking prices for houses.

Yeah I know. Fantastic looking house though and friend in lucan says they know family with kids who like it there, but there's always a reason for the price difference isn't there?
Not in St. Mary's Parish too.
Actually probably a stupid question but what is the advantage of St. Mary's Parish.
Is it really such a big deal apart from proximity to village?
Is there a posh/class element?
Our boy is already in a non-St. Mary's school

Heroditas

The schools that historically perform best in terms of academic results are in St. Marys. They're much more settled.
If you're not too concerned about schools, then its not that much of a big deal but St. Mary's parish is generally a more settled area with bigger houses.

jos_kel

Heroditas wrote: »

The schools that historically perform best in terms of academic results are in St. Marys. They're much more settled.
If you're not too concerned about schools, then its not that much of a big deal but St. Mary's parish is generally a more settled area with bigger houses.

Definitely very interested in schools and giving son best academic opportunity.
At moment he goes to educate together, we liked the ethos and have been impressed with teachers and approach. Although pupil teacher ratio is 30:1.
Are you saying that primary schools in St. Mary's parish are better than Educate together? I assume you're talking about secondary schools as you mention best academic results.
Also a friend, they live in St. Thomas parish said that they were considering sending their son to Colaiste Padraig in St. Mary's but he went to what they considered a better school in Leixlip.
Thanks for your advice but just wondering is the academic results a non-issue in primary. More about instilling a good work ethic and ethos.
I know I've digressed from original but buying a house is actually very relevant to the school perspective, so all advice is most welcome.
Jos

Heroditas

Sorry yes I was referring to secondary schools when mentioning results.
However, funnily enough Colaiste Cois Life is one of the best performing schools in the whole country and is just beside Esker Woods!
To be honest, it doesn't sound like too much of a big deal for you guys if you're not too bothered living a bit away from the village.

jos_kel

Heroditas wrote: »

Sorry yes I was referring to secondary schools when mentioning results.
However, funnily enough Colaiste Cois Life is one of the best performing schools in the whole country and is just beside Esker Woods!
To be honest, it doesn't sound like too much of a big deal for you guys if you're not too bothered living a bit away from the village.

Ballyowen/Esker are still a possibility. In terms of Colaiste Cois Life, what is the feeder national school and do you need to live in St. Mary's.
The only concern we have about educate together and it is ironic, is that Irish students are very much in the minority.

Heroditas

jos_kel wrote: »

Ballyowen/Esker are still a possibility. In terms of Colaiste Cois Life, what is the feeder national school and do you need to live in St. Mary's.
The only concern we have about educate together and it is ironic, is that Irish students are very much in the minority.

Colaiste Cois Life doesn't count as being in any parish though because it's a community school.
Naomh Padraig and Eiscear Riada are the feeder schools for Cois Life.

Pherekydes

Heroditas wrote: »

Naomh Padraig and Eiscear Riada are the feeder schools for Cois Life.

And Scoil Uí Dhalaigh in Leixlip. There's also a feeder school in Palmerstown, I think.

average_runner

Haydens park is lovely but in the wrong parish. The advantages of that area:

- Houses aren't as old so less work needed
- You are sure of a place on the bus to town.
- A cool big park beside you.
- Lord Lucan is a 10 min walk cutting through finnstown. Super Valu and centra are close
by
- GAA team trains in the park beside it as does the soccer team
- No social problems around there either.
- Away from the n4 noise.


Have a look at Grange Manor, fine big houses, big living rooms etc. In the riight parish for Esker school.
Looking at myhome, Grange Manor has nothing for sale, usually when something pops up its gone sale agreed in a few weeks.

When we were looking 7-8 years ago, we looked at Larkfield, Ballyowen, Willsbrooks, hermitgage and some in the village.

Didn't like Larkfield as they are all packed on top of each other with a council estate right behind it.
We avoided Ballyowen because there was alot of social issues and the houses needed alot of work
Willsbrook house was beside n4 and the noise would mean no peace in your back garden.
Hermitage is nice, but now I be very concern about the Foxhunter there!!!
Bewley looks nice, there was nothing available when we were looking.

Village is nice but a nightmare with traffic, houses are older so facter money in for work on the house.


Suppose the big thing is to look out for renters, i know a few had or have major problems with neighbours, from areas in Griffeen right down to Esker estates. So check that out with a few visits.

Heroditas

average_runner wrote: »

Didn't like Larkfield as they are all packed on top of each other with a council estate right behind it.
We avoided Ballyowen because there was alot of social issues and the houses needed alot of work
Willsbrook house was beside n4 and the noise would mean no peace in your back garden.
Hermitage is nice, but now I be very concern about the Foxhunter there!!!
Bewley looks nice, there was nothing available when we were looking.

Were there issues with Ballyowen back in 2007-2008?
Bewley is very nice but, as you say, houses rarely come on the market and are invariably highly priced because they're bigger than a lot of other houses in the area.

average_runner

Heroditas wrote: »

Were there issues with Ballyowen back in 2007-2008?
Bewley is very nice but, as you say, houses rarely come on the market and are invariably highly priced because they're bigger than a lot of other houses in the area.

Yeah, a few people got attacked in the park down there. A friend of ours lived there and said there was a few issues, not sure what it is like, friend moved to Oz!!


We waited and waited for Bewleys but no luck, nothing popped up!!!

jos_kel

average_runner wrote: »

Yeah, a few people got attacked in the park down there. A friend of ours lived there and said there was a few issues, not sure what it is like, friend moved to Oz!!


We waited and waited for Bewleys but no luck, nothing popped up!!!

Wow. Worrying to say the least.
Was really getting serious about a house and ballyowen and drove around there a few days and spoke to locals. Got good vibes. I guess the acid test is to park up in the estate where you're buying and check it on a Saturday night.

Heroditas

To be fair, I haven't heard of any issues in Ballyowen or Willsbrook parks for years now.

cerastes

jos_kel wrote: »

Wow. Worrying to say the least.
Was really getting serious about a house and ballyowen and drove around there a few days and spoke to locals. Got good vibes. I guess the acid test is to park up in the estate where you're buying and check it on a Saturday night.

I must get the map out, which one is Ballyowen park?
On a slightly funny note, isnt it terrible the way your last line brings :eek: to mind.

jos_kel

cerastes wrote: »

I must get the map out, which one is Ballyowen park?
On a slightly funny note, isnt it terrible the way your last line brings :eek: to mind.

Correct me if I'm wrong but we're talking about hermitage park where people got attacked. If I'm not mistaken Ballyowen Park is the other side of Fonthill retail park.
Actually my last line is funny, could be misunderstood, the point is, if there is trouble it's most likely on a Saturday. Or at least it was when I was a sensible teenager ;-)

By the way, how does Bewley compare with Esker woods grove?

Heroditas

I thought people were referring to Hermitage Park. I was actually unaware Ballyowen Park was up by Fonthill!
Hermitage Park had a little bit of trouble but nothing major and the Ballyowen estate is fine.

Earlsfort, Rochfort and Colthurst are not great.

EDIT: Bewley is a newer estate and typically the houses are much bigger. It's nice.

average_runner

jos_kel wrote: »

Wow. Worrying to say the least.
Was really getting serious about a house and ballyowen and drove around there a few days and spoke to locals. Got good vibes. I guess the acid test is to park up in the estate where you're buying and check it on a Saturday night.

This was five or six years ago. Just worth checking out and even drop into local garda station.

There was no problems in willsboro, sorry if I gave that impression..


Ballyowen is beside hermitgage, it's the one opposite larkfield.

Bewleys is nice but not sure if in correct parish.

cerastes

jos_kel wrote: »

Correct me if I'm wrong but we're talking about hermitage park where people got attacked. If I'm not mistaken Ballyowen Park is the other side of Fonthill retail park.
Actually my last line is funny, could be misunderstood, the point is, if there is trouble it's most likely on a Saturday. Or at least it was when I was a sensible teenager ;-)

By the way, how does Bewley compare with Esker woods grove?

Im not sure, parks are always not a great place late at night, that said I heard something about kids maybe even adults getting attacked by groups of scum.
Id always thought Hermitage was nicer, all of these areas are nicer than where I am though, someone did mention Ballyowne park, thats why I sadi Id have to get the map out, all I know of is Griffeen park, I think some of the parks join up somehow somewhere.

I also think its a good idea to scope out a place too at different times, Id even speak to the neighbours, especially the immediate neighbours to ask them what they think of the area but in part to suss them out too, why anyone doesnt do that is beyond me, after all these are people you could be living beside for years.
I told my wife Id do that and she baulked at the idea, I still think its a very good idea, having lived beside some inconsiderate people, I consider it essential.

jos_kel

Heroditas wrote: »

I thought people were referring to Hermitage Park. I was actually unaware Ballyowen Park was up by Fonthill!
Hermitage Park had a little bit of trouble but nothing major and the Ballyowen estate is fine.

Earlsfort, Rochfort and Colthurst are not great.

EDIT: Bewley is a newer estate and typically the houses are much bigger. It's nice.

Ok thanks. Looking at a very big house in Esker woods. Is Bewley nicer in general?

Heroditas

Willsbrook Park had one or two issues a few years ago but they stopped once they had the patrols in the evenings there. Nothing for over 5 years at this stage.

My rules of thumb would be:

1. Drive around in the evening - see if there are packs of kids hanging around
2. Drive around at the weekend during the daytime - you'll see if there's activity in gaardens or on the path with people keeping the place clean
3. Drive around during the middle of a weekday if possible - you'll gauge whether many people are working
4. Talk to neighbours if at all possible

Heroditas

jos_kel wrote: »

Ok thanks. Looking at a very big house in Esker woods. Is Bewley nicer in general?

Ha, I know the one you're referring to! Yep it's a lot bigger than typical houses in Esker.
They're both nice estates. Bewley has quite a few detached houses.

cerastes

Heroditas wrote: »

I thought people were referring to Hermitage Park. I was actually unaware Ballyowen Park was up by Fonthill!
Hermitage Park had a little bit of trouble but nothing major and the Ballyowen estate is fine.

Earlsfort, Rochfort and Colthurst are not great.

EDIT: Bewley is a newer estate and typically the houses are much bigger. It's nice.

Rochfort and Colthurst are considered bad?
I really need to get the map out, Im not 100% where Rochfort is now and when people say Ballyowen, Id be looking for specifics (like park)

I always thought that the part of the estate that runs up to the back of Ballowen shops was kinda odd and rough looking the few times I went looking around to see what areas looked likje, but I dont frequent it and havent recently, this is where I thought the entrance to Ballyowen park was? looks ok at the periphery near the road, but further in.

I think Esker (woods?) looks nice, Bewley I recal has a good name as did Willsbrook/boro?
I think Castle Riada seems ok? never hear anything bad myself, someone might be along to disprove me and I doubt I have my finger on the pulse around here.

That said, I dont recommend anyone to walk through a park late at night, but if you do stand moderately tall, (not obviously overdoing it) and keep your eyes open and watch people (not in a manic intent way, just enough to know whats going on around you).

jos_kel

Heroditas wrote: »

Ha, I know the one you're referring to! Yep it's a lot bigger than typical houses in Esker.
They're both nice estates. Bewley has quite a few detached houses.

Yep, you didn't have to be Sherlock. Especially for such an intrepid audience. LOL

jos_kel

Heroditas wrote: »

Ha, I know the one you're referring to! Yep it's a lot bigger than typical houses in Esker.
They're both nice estates. Bewley has quite a few detached houses.

Just out of curiosity and you appear to have a good knowledge of the lucan market.
What would be a fair price or what would be your 'walk-away' bid on that house.
Fine house but just want to make sure we don't overpay and that it holds its value.
Our current house was 350k in Dec 2005. Now sale agreed for 310k

Heroditas

jos_kel wrote: »

Just out of curiosity and you appear to have a good knowledge of the lucan market.
What would be a fair price or what would be your 'walk-away' bid on that house.
Fine house but just want to make sure we don't overpay and that it holds its value.
Our current house was 350k in Dec 2005. Now sale agreed for 310k

I think it's a nice enough house but there's something about it that doesn't sit well with me. Maybe because it's 2000sq ft but just look like two typical three bed houses knocked together into one house. The rooms aren't exactly very big although the kitchen area looks quite nice. Personally I prefer 23 Ballyowen Avenue.
What'll make a house hold its value is market demand but also, in the case of Lucan, its proximity to the N4. As far as I'm concerned, the further north you are in "New Lucan", the better it will hold its value, so long as you are west of the Outer Ring Road (bar Ballyowen and Larkfield).

I'm thinking of moving within the next year and have been doing quite a bit of analysis on houses and estate agents in Lucan.
There are four main agents who do the bulk of transactions here: Jim Payne, DNG, REA McDonalds & Smith Curley.
I always check Myhome.ie to look at how prices have changed, not necessarily the asking prices for properties. The property register is also critical because it'll tell you what homes are actually going for. Sometimes these are completely at odds with how some agents are valuing properties.
DNG seem to pitch homes realistically to get people through the door. Jim Payne tend to overpitch (in my opinion) and a lot of their homes have had their price reduced, same with McDonalds and very much so in the case of Smith Curley.
Lucan is interesting insofar as some 3-beds are fetching above 300k (based on their condition and proximity to the N4) while the ones further south are fetching low 200s. It's a real first-time-buyer catchment area and demand is very high. Apparently very few first-time-buyers in Lucan look to upgrade to larger homes in the area, mainly just Lucanites! As a result, the larger homes tend to sell much slower because demand isn't as high but, most importantly, the new banking rules are making it harder for people to stump up the deposit.

Regarding Esker - you'll probably get it for €417,000.

average_runner

Heroditas wrote: »

I think it's a nice enough house but there's something about it that doesn't sit well with me. Maybe because it's 2000sq ft but just look like two typical three bed houses knocked together into one house. The rooms aren't exactly very big although the kitchen area looks quite nice. Personally I prefer 23 Ballyowen Avenue.
What'll make a house hold its value is market demand but also, in the case of Lucan, its proximity to the N4. As far as I'm concerned, the further north you are in "New Lucan", the better it will hold its value, so long as you are west of the Outer Ring Road (bar Ballyowen and Larkfield).

I'm thinking of moving within the next year and have been doing quite a bit of analysis on houses and estate agents in Lucan.
There are four main agents who do the bulk of transactions here: Jim Payne, DNG, REA McDonalds & Smith Curley.
I always check Myhome.ie to look at how prices have changed, not necessarily the asking prices for properties. The property register is also critical because it'll tell you what homes are actually going for. Sometimes these are completely at odds with how some agents are valuing properties.
DNG seem to pitch homes realistically to get people through the door. Jim Payne tend to overpitch (in my opinion) and a lot of their homes have had their price reduced, same with McDonalds and very much so in the case of Smith Curley.
Lucan is interesting insofar as some 3-beds are fetching above 300k (based on their condition and proximity to the N4) while the ones further south are fetching low 200s. It's a real first-time-buyer catchment area and demand is very high. Apparently very few first-time-buyers in Lucan look to upgrade to larger homes in the area, mainly just Lucanites! As a result, the larger homes tend to sell much slower because demand isn't as high but, most importantly, the new banking rules are making it harder for people to stump up the deposit.

Regarding Esker - you'll probably get it for €417,000.

Estates with good rep will not have 3 bed for under 200,000. Just checked myhome to be double sure.

Estates like Hayden park, johndbridge, grange manor and finnstown would sell well.

Rossberry, old bridge and tullyhall would sell for less. Not sure why tullyhall sells for less, as the houses are better built than larkfield and ballyowen, maybe it's a bit far from bus stop.

Centre lucan on south side will go cheaper because of social issues.

Basically I would avoid most areas on 25a bus route and where 25b and 25a merge.

hmmm

Heroditas wrote: »

What'll make a house hold its value is market demand but also, in the case of Lucan, its proximity to the N4.

I'm interested to know why you see proximity to the N4 as a big selling point? The N4 is reachable from most parts of Lucan within 5 minutes, but I may be missing something.

My purely subjective opinions:
- Most parts of new Lucan have FTBs with fairly young families. That's inevitably going to cause some social problems over the next few years. I'm not sure much can be done about that. Many of the estates seem to have good active neigbourhood associations & there's some good sports clubs.
- I wasn't aware of social problems in centre-South Lucan. I see gangs of kids hanging around the old Superquinn alright who do what teenagers do.
- I've never liked the park beside Hayden. Too dark, too quiet, too easy for a skanger to run and hide. I much prefer the main Griffeen park.
- Griffeen is due to get a LUAS (in the year 3020) and a swimming pool.
- There's lots of schools built or nearly built in South Lucan. It's also closer to the few shops and restaurants. Avoca was rumoured to be opening at the Foxhunter, but that seems to be on hold.
- Never liked the Penny Hill pub. You have to walk down to the village to get another pub or cafe.
- Call me a snob but if I'm paying for a house I want to be surrounded by other people who have also paid for their house.
- It can be occasionally difficult to get on a bus at rush hour if you're living towards the North end of new Lucan.
- There's a lot of culchies (myself included) in Lucan as it is easy to get onto the N4 or N7 to go visit the mammy. None of us dream of living in Lucan for the rest of our lives, and if we get the money together we'll buy elsewhere or down home, not upgrade. It's not a reflection on Lucan as such.

Heroditas

Penny Hill is an awful dump, as is Lord Lucan.
I guess my point about the N4 is not so much travel time to reach it but the quality of the estates. Typically the further south you go, the worse they get, along with heading east.
Willsbrook, Bewley, Elmbrook, Esker, Ballyowen fine.

Castle Riada, Moy Glass - not so great.

Griffeen - isolated

Balgaddy, Foxborough, Rosse Court, Earlsfort - avoid

hmmm

Heroditas wrote: »

Castle Riada, Moy Glass - not so great.

Griffeen - isolated

Moy Glas has always looked fine to me, never heard of any trouble. Same with Castle Riada (with the exception of houses facing that lane which I believe is being addressed). I'm not sure what you mean by isolated - from what?

Foxborough I agree, but they have a very active residents association that seems to be trying hard, and I agree that the closer you get to Clondalkin unfortunately it can make a house harder to market.

jos_kel

hmmm wrote: »

Moy Glas has always looked fine to me, never heard of any trouble. Same with Castle Riada (with the exception of houses facing that lane which I believe is being addressed). I'm not sure what you mean by isolated - from what?

Foxborough I agree, but they have a very active residents association that seems to be trying hard, and I agree that the closer you get to Clondalkin unfortunately it can make a house harder to market.

On a different note. Also looked at Weston a number of months ago.
Deceptively close to Lucan village too.
Impressed with vibe and houses.
Downside was that the estate and driveways are a bit tight in spots.
Seemed very settled. Any opinions?
By the way, I know about the planes on a Saturday but I wouldn't be too bothered with that really.

Heroditas

jos_kel wrote: »

On a different note. Also looked at Weston a number of months ago.
Deceptively close to Lucan village too.
Impressed with vibe and houses.
Downside was that the estate and driveways are a bit tight in spots.
Seemed very settled. Any opinions?
By the way, I know about the planes on a Saturday but I wouldn't be too bothered with that really.

Weston is indeed nice but in my opinion it's a bit out in the middle of nowhere. It's not served well by public transport and Lucan village is quite a walk away.

Heroditas

hmmm wrote: »

Moy Glas has always looked fine to me, never heard of any trouble. Same with Castle Riada (with the exception of houses facing that lane which I believe is being addressed). I'm not sure what you mean by isolated - from what?

Foxborough I agree, but they have a very active residents association that seems to be trying hard, and I agree that the closer you get to Clondalkin unfortunately it can make a house harder to market.

I don't think Moy Glas and Castle Riada are as well looked after as other estates further north. As you said yourself, you'd prefer to live somewhere where most people have bought their properties. There's quite a high % of rentals in those estates.

Regarding "isolated", it's just not really particularly within walking distance of any village centre or amenities.

average_runner

Heroditas wrote: »

Penny Hill is an awful dump, as is Lord Lucan.
I guess my point about the N4 is not so much travel time to reach it but the quality of the estates. Typically the further south you go, the worse they get, along with heading east.
Willsbrook, Bewley, Elmbrook, Esker, Ballyowen fine.

Castle Riada, Moy Glass - not so great.

Griffeen - isolated

Balgaddy, Foxborough, Rosse Court, Earlsfort - avoid

Come on your talking alot of rubbish now.

Lord Lucan is not a dump, its the same standard as all the pubs in Lucan.

Griffeen isolated, thats bull crap. Lets look at the facts here:

Griffeen has the 25b on a regular basis where your sure of your seat.
Griffeen has its own medical centre.
Griffeen has its own restaurant.
Griffeen has its own youth clubs.
Girffeen has the lucan sarsfields, soccer clubs, community centre and running track in it.
Griffeen is close to Supervalu,.


Areas by the N4 aren't amazing and lets get that straight. Ballyowen lane is a very unsocialable spot, drove up it last night.
The council estate down there is a disgrace,
The shopping centre down there is getting rough.
The road between ballyowen and larkfield is traffic disaster.
Foxhunter is a disgrace.
Elmsbrook and esker are in the middle of nowhere with no bus service down the road towards bewley.
People can't get on the bus down by Willsbrook.
Liffey valley traffic diverts down the road by larkfield.
Larkfield itself had a issue on the standard of building of the apartments with abestos.

average_runner

Heroditas wrote: »

I don't think Moy Glas and Castle Riada are as well looked after as other estates further north. As you said yourself, you'd prefer to live somewhere where most people have bought their properties. There's quite a high % of rentals in those estates.

Regarding "isolated", it's just not really particularly within walking distance of any village centre or amenities.

All the village has one decent breakfast place and a good bakery, after that it has nothing. Its just a traffic black spot.

average_runner

hmmm wrote: »

I'm interested to know why you see proximity to the N4 as a big selling point? The N4 is reachable from most parts of Lucan within 5 minutes, but I may be missing something.

My purely subjective opinions:
- Most parts of new Lucan have FTBs with fairly young families. That's inevitably going to cause some social problems over the next few years. I'm not sure much can be done about that. Many of the estates seem to have good active neigbourhood associations & there's some good sports clubs.
- I wasn't aware of social problems in centre-South Lucan. I see gangs of kids hanging around the old Superquinn alright who do what teenagers do.
- I've never liked the park beside Hayden. Too dark, too quiet, too easy for a skanger to run and hide. I much prefer the main Griffeen park.
- Griffeen is due to get a LUAS (in the year 3020) and a swimming pool.
- There's lots of schools built or nearly built in South Lucan. It's also closer to the few shops and restaurants. Avoca was rumoured to be opening at the Foxhunter, but that seems to be on hold.
- Never liked the Penny Hill pub. You have to walk down to the village to get another pub or cafe.
- Call me a snob but if I'm paying for a house I want to be surrounded by other people who have also paid for their house.
- It can be occasionally difficult to get on a bus at rush hour if you're living towards the North end of new Lucan.
- There's a lot of culchies (myself included) in Lucan as it is easy to get onto the N4 or N7 to go visit the mammy. None of us dream of living in Lucan for the rest of our lives, and if we get the money together we'll buy elsewhere or down home, not upgrade. It's not a reflection on Lucan as such.

Griffeen park beside haydens park has more lights that the main griffeen park. It is a part of the main cycling route thats the reason for it. Also has security cameras on it and a new playground on the way.

Main Griffeen park is lovely in the summer but wouldn't fancy walking around the bit by the river in the dark with Arthur Griffith beside it. NO lighting in the main park

Heroditas

average_runner wrote: »

Come on your talking alot of rubbish now.

Lord Lucan is not a dump, its the same standard as all the pubs in Lucan.

Griffeen isolated, thats bull crap. Lets look at the facts here:

Griffeen has the 25b on a regular basis where your sure of your seat.
Griffeen has its own medical centre.
Griffeen has its own restaurant.
Griffeen has its own youth clubs.
Girffeen has the lucan sarsfields, soccer clubs, community centre and running track in it.
Griffeen is close to Supervalu,.


Areas by the N4 aren't amazing and lets get that straight. Ballyowen lane is a very unsocialable spot, drove up it last night.
The council estate down there is a disgrace,
The shopping centre down there is getting rough.
The road between ballyowen and larkfield is traffic disaster.
Foxhunter is a disgrace.
Elmsbrook and esker are in the middle of nowhere with no bus service down the road towards bewley.
People can't get on the bus down by Willsbrook.
Liffey valley traffic diverts down the road by larkfield.
Larkfield itself had a issue on the standard of building of the apartments with abestos.

The Lord Lucan is a dump. It's as bad as the Penny Hill.
If places like Griffeen are fine, then why are they considerably cheaper than identical houses up near Elmbrook, Esker etc if they're nicer?

average_runner

Heroditas wrote: »

The Lord Lucan is a dump. It's as bad as the Penny Hill.
If places like Griffeen are fine, then why are they considerably cheaper than identical houses up near Elmbrook, Esker etc if they're nicer?

Grange manor is matching most places for prices, also houses in that estate don't stay on the market for more than a month.

Willbrook and ballyown houses are going for less than Grange Manor 3 beds!!!
Hermitage 4 bed are matching Grange Manor these days but are longer on the market
Elmbrook is going for less than 3 beds in Grange Manor also

Heroditas

average_runner wrote: »

Grange manor is matching most places for prices, also houses in that estate don't stay on the market for more than a month.

Willbrook and ballyown houses are going for less than Grange Manor 3 beds!!!
Hermitage 4 bed are matching Grange Manor these days but are longer on the market
Elmbrook is going for less than 3 beds in Grange Manor also

Granted regarding Grange Manor but I'm referring to the likes of Griffeen.

Regarding buses etc. You referred to Griffeen having the 25b on a regular basis. IPersonally I wouldn't consider a bus every 25-30mins to be regular. Closer to the N4 in the likes of Esker and Willsbrook & Elmbrook, people have a choice of the 25a and 25b and if they walk across to Woodies, they have the choice of the 25, 66, 67 etc as well.

I'm merely looking at this in the cold light of having lived in the area for 9 years.
I also think the village has a lot going for it - some nice small cafes, 2 nice wine shops, fish shop, excellent fruit and veg shop, couple of ethnic stores.
Kennys and Courtneys are fine pubs.
Ball Alley - less so!
PJ Carrolls - too noisy
Major Garda station nearby which can give a lot of people comfort.

average_runner

Heroditas wrote: »

Granted regarding Grange Manor but I'm referring to the likes of Griffeen.

Regarding buses etc. You referred to Griffeen having the 25b on a regular basis. IPersonally I wouldn't consider a bus every 25-30mins to be regular. Closer to the N4 in the likes of Esker and Willsbrook & Elmbrook, people have a choice of the 25a and 25b and if they walk across to Woodies, they have the choice of the 25, 66, 67 etc as well.

I'm merely looking at this in the cold light of having lived in the area for 9 years.
I also think the village has a lot going for it - some nice small cafes, 2 nice wine shops, fish shop, excellent fruit and veg shop, couple of ethnic stores.
Kennys and Courtneys are fine pubs.
Ball Alley - less so!
PJ Carrolls - too noisy
Major Garda station nearby which can give a lot of people comfort.

Except that the 25a comes five mins before the 25b does, so still 20 min wait in lucan for a bus.

But for rush hour its every ten mins.

Griffeen would have a shorter walk to 25a than ballyowen to Woodies!!

And with the bus app you can work around the times of the bus easily.

Walking over to woodies on a wet sat wouldnt be too nice.

Kenny's is not bad, but Courtneys is a dump. Only one decent cafe in the village for me anyhow. But rather head off somewhere else as village is a nightmare for traffic and not a child friendly village the way people drive around it

As for the gardai, you always see them out and about, constantly patrolling around Lucan, i say i come across 3/4 cars when running.

Heroditas

average_runner wrote: »

Walking over to woodies on a wet sat wouldnt be too nice.

Just drive instead

unkel

average_runner wrote: »

And with the bus app you can work around the times of the bus easily.

Dublin bus app works great. It's available on Apple / Android and Windows Phone which makes a nice difference too compared to most Irish companies' complete ignorance of the Windows Phone platform

For me it means I have a good idea when to leave home to catch a 25B (2-3 minutes walk) and should I miss it, I've only another 3-4 minutes walk to catch a 25A

jos_kel

Heroditas wrote: »

Weston is indeed nice but in my opinion it's a bit out in the middle of nowhere. It's not served well by public transport and Lucan village is quite a walk away.

I wouldn't be too concerned about being somewhat removed from Lucan. It is also near enough by car to all 3 of Lucan, Leixlip and Celbridge. Driving to train station in Leixlip wouldn't bother me or using express bus.
Main requirements for Weston are:
1. Good area for kids to play, child is 6.
2. Pleasant neighbourhood in St. Mary's Parish for secondary schools.
3. Away from hustle and bustle.

jos_kel

Heroditas wrote: »

Weston is indeed nice but in my opinion it's a bit out in the middle of nowhere. It's not served well by public transport and Lucan village is quite a walk away.

In terms of Weston, I came across this link.
http://forum.flyinginireland.com/viewtopic.php?t=448

I know it was 11 years ago, but does anyone know do the same issues, real or otherwise, still exist for residents.

Thanks.

Went up there at the weekend didn't seem too bad.
I did notice the distant but still noticeable traffic noise from the N4.