1700 average in Sandyford for 2 bed?

Oedo

Hi folks,
Looking through Daft for places in Sandyford the average asking price is around the 1700 mark for a 2 bed. Meanwhile to share in a 2-bed seems to have an average of around 600-700.

I've seen some ads up there for months in the past, so I wonder is it agencies and the like just putting it above market value aiming for the likes of people working in the nearby tech offices etc for possibly short terms who are willing to pay above the odds?

Thanks

MarkAnthony

It's not massively above market rate TBH.

Butters1979

It's probably about right now. There's a lot of decent jobs in the area and it's on the Luas.

Claw Hammer

The sharing offerings are most likely to replace people who have left the apartment and the original lease would have been entered into some time ago. Rents have been rising steadily so it is not surprising that there is a gap between the price asked for new lettings and the price of existing units.

Paulw

Supply and demand. The closer to big paying jobs, the higher the rent. But, that rent sounds about normal.

SarahMollie

I've some friends in work looking to move into the area. Sounds about right from what I've heard from them so far. I live in the area too, but I bought last year so thankfully not at the mercy of rent increases anymore.

There are a number of half finished blocks in the area that hopefully some developer will come and take over soon, as more supply is badly needed. Not to mention that the half finished blocks are an eyesore!

Idbatterim

Id be going for a 3 bed, 2 beds are very poor value for money in comparison... I haven't had to search on property on daft in over 6 months, but I cannot believe the prices, holy s**t! and this is coming from someone who rented a new 2 bed apartment in dundrum, up until about 6 months ago at market rent.

http://www.daft.ie/dublin/apartments-for-rent/stepaside/86-the-rectory-stepaside-dublin-1637113/

Goat Paddock

Idbatterim wrote: »

Id be going for a 3 bed, 2 beds are very poor value for money in comparison...

Third bedroom would be a matchstick box room anyway?

Idbatterim

Third bedroom would be a matchstick box room anyway?

not always...

SarahMollie

Idbatterim wrote: »

Id be going for a 3 bed, 2 beds are very poor value for money in comparison... I haven't had to search on property on daft in over 6 months, but I cannot believe the prices, holy s**t! and this is coming from someone who rented a new 2 bed apartment in dundrum, up until about 6 months ago at market rent.

http://www.daft.ie/dublin/apartments-for-rent/stepaside/86-the-rectory-stepaside-dublin-1637113/

€1650 to be outside the M50... Jesus Wept.

SarahMollie

SarahMollie wrote: »

€1650 to be outside the M50... Jesus Wept.

When did this become the big thing?
Outside the m50 in south Dublin is different to outside the m50 in north Dublin.

For a start the m50 in south Dublin is only a few miles from the coast, and Sandyford in particular, has a 20 minute commute into town on the luas ( when they bother to work! )

It just seems a lot different to clonee, for example.

SarahMollie

bubblypop wrote: »

When did this become the big thing?
Outside the m50 in south Dublin is different to outside the m50 in north Dublin.

For a start the m50 in south Dublin is only a few miles from the coast, and Sandyford in particular, has a 20 minute commute into town on the luas ( when they bother to work! )

It just seems a lot different to clonee, for example.

I don't think its "a thing", probably more "my thing".

I know the Luas goes beyond Sandyford but personally the M50 has always been a bit of a line in the sand for me. I'm a bit of a townie, and personally its just a step too far.

Also, I get on the Luas at either Stillorgan/Kilmacud and its easily 20 mins from there to Stephens Green. Is considerably more once you're out around Leopardstown etc.

Idbatterim

If you are getting that done just to be marginally inside the circle , well worth it to go a few hundred meters or a km beyond it, if you can get much better value ...

SarahMollie

SarahMollie wrote: »

I don't think its "a thing", probably more "my thing".

I know the Luas goes beyond Sandyford but personally the M50 has always been a bit of a line in the sand for me. I'm a bit of a townie, and personally its just a step too far.

Also, I get on the Luas at either Stillorgan/Kilmacud and its easily 20 mins from there to Stephens Green. Is considerably more once you're out around Leopardstown etc.

Yea, I get it a bit further out, goes between 22 / 27 mins to town. I think that's a good commute though!
Finglas is inside the m50 & it would take a lot longer to go from there to town.

Having said that, the area around Sandyford industrial estate, where loads of apartments are, is inside the m50

PhoenixParker

I think of the M50 like a modern river. There are a limited number of crossing points (bridges) and those crossing points tend to be congested and usually involve a bit of a detour. Basically you're restricted to 1 - 3 routes to reach your destination. Even if the physical distance is the same, the driving distance/congestion levels/time taken is often greater once you go outside the M50. If there's a problem on your nearest crossing point (e.g. a crash) you're suddenly very stuck. Inside the barrier, you can typically reroute yourself somehow, even if it's through a housing estate.

That doesn't apply quite so much to areas with good rail based public transport links, but for routes away from those rail lines, you're still affected.

That's why I personally tend to view the M50 as a line in the sand.

As noted Sandyford isn't really affected by those constraints and has most of the required amenities nearby so I'd personally be willing to spend more to live there then outside the M50.

Finglas has it's own lines in the sand in the form of the Tolka and Royal Canal which again have relatively few and restricted crossings adding to the difficulty of getting to the rest of the city. That poor connectivity contributes to it being a less desirable area to live, which then begins to cycle into a self-fulfilling prophecy.

SarahMollie

bubblypop wrote: »

Yea, I get it a bit further out, goes between 22 / 27 mins to town. I think that's a good commute though!
Finglas is inside the m50 & it would take a lot longer to go from there to town.

Having said that, the area around Sandyford industrial estate, where loads of apartments are, is inside the m50

Yes of course, I was referring to an apartment in Stepaside for €1650 that was linked in the post I was commenting on.

The Cubes etc in the actual Sandyford Industrial estate are more money again.

I'm lucky to live slightly closer to town again and have great transport options I find. But that siad, I've also paid handsomely for the privilege.

The Luas does mean that areas of the southside have benefits massively over their north side counterparts, which is some pretty unfair urban planning. On a map, there are lots of places that look an equal distance to the city, but the Luas really changes the actual time it takes to get to your destination.

markc2951

Crazy money for rent these days,I'd rather go on the dole and live a in tent

athtrasna

Mod note: Mark Anthony please remember that this is Accommodation and property, helpful posts are preferred. Thanks

MayBea

SarahMollie wrote: »

Also, I get on the Luas at either Stillorgan/Kilmacud and its easily 20 mins from there to Stephens Green. Is considerably more once you're out around Leopardstown etc.

It isn't considerably more, actually. It is 19 minutes from Stillorgan to St. Stephens Green and 25 minutes from Glencairn, for example.
https://m.luas.ie/times/journey-times-calculator.html

Goat Paddock

SarahMollie wrote: »

Also, I get on the Luas at either Stillorgan/Kilmacud and its easily 20 mins from there to Stephens Green. Is considerably more once you're out around Leopardstown etc.

MayBea wrote: »

It isn't considerably more, actually. It is 19 minutes from Stillorgan to St. Stephens Green and 25 minutes from Glencairn, for example.
https://m.luas.ie/times/journey-times-calculator.html

Stillorgan is 19minutes and Leopardstown Is 28minutes which represents an increase of 47% in the journey which is considerable.

However in the grand scheme of things ten minutes is not that considerable a period of time. I must have wasted two minutes writing this post.

m5ex9oqjawdg2i

The rent in the op is somewhat ridiculous. Claiming there are high paying jobs in the area is equally ridiculous. There's plenty of low paying jobs too. It's not the city center.

I would steer clear of the cubes too, overpriced with paper thin walls.

I'f you can, try a further location. Or at least hold off for something a little cheaper (1500).

Superhorse

Sandyford is an awful kip I wouldn't dream of paying anywhere near that for an apartment in what is let's face it an industrial estate.

jayjay2010

1700 rent for a 2 bed in Sandyford sounds reasonable to me. The apartments in Dundrum (Rockfield/Blackthorn) are around the same price and they are beside a shopping centre and closer to town. I would choose them over Sandyford tbh

Carpenter

Sandyford is the perfect spot mountains 2k away sea 5k away town 20mins away.

MarkAnthony

athtrasna wrote: »

Mod note: Mark Anthony please remember that this is Accommodation and property, helpful posts are preferred. Thanks

Apologies. My point which was poorly made and sarcastic was that people's default position is that South is good and North is bad. While I don't want to redail the thread with that and hence I completely understand the deletion of my previous post, it's causing a localised bubble in South Co. Dublin where as there is some great value in North and West Dublin.

If you need to live in Sandyford for work etc. it might be worth paying it. If you don't and commute on the DART line, look North for much better value IMHO.

_Kaiser_

Superhorse wrote: »

Sandyford is an awful kip I wouldn't dream of paying anywhere near that for an apartment in what is let's face it an industrial estate.

+1

As someone who works in the area (and lived close by until last year) there's almost nothing in it except the business park/industrial estate. Closest main source of entertainment/decent shopping etc would be Dundrum (and I'm not a fan - Blanch SC is far better!)

€1700 to live next to a bunch of retail and office units is insane.. don't care how fast the LUAS is. Plus the traffic in the evenings is crazy.

Ush1

Superhorse wrote: »

Sandyford is an awful kip I wouldn't dream of paying anywhere near that for an apartment in what is let's face it an industrial estate.

I wouldn't quite call it a kip but I agree it's mainly a large industrial estate. I work there and personally it wouldn't be where I want to live, especially with the prices of property.

athtrasna

Mod note:
This thread is about rental prices in Sandyford. Please stick to the topic. Thanks

Elessar

Sandyford is a hot spot for tech & finance companies. There's loads of them around there. Of the tech jobs I was looking at recently on irishjobs.ie, the vast majority of them were based in Sandyford. Thus prices around there will be significant. €1700 was about right. I saw a one bed apartment there for rent at €1500 last year....

MarkAnthony

I'd much rather spend my money renting in the CC and commute out than live in Sandyford I have to admit. Each to their own though.

markpb

MarkAnthony wrote:

I'd much rather spend my money renting in the CC and commute out than live in Sandyford I have to admit. Each to their own though.

Unless you live in St Stephens Green, a commute from anywhere in the city centre could easily mean 15-20 minute walk, 5 minute wait, 20 minutes on the luas and another 5-10 to your office in Sandyford or 90 minutes a day. I'll take living in or near work and family and still have the convenience of being able to get into town easily for a night out.

Besides which, Sandyford isn't all that bad. The main thing is missing now is a bar.

SarahMollie

jayjay2010 wrote: »

1700 rent for a 2 bed in Sandyford sounds reasonable to me. The apartments in Dundrum (Rockfield/Blackthorn) are around the same price and they are beside a shopping centre and closer to town. I would choose them over Sandyford tbh

I don't know much about Blackthorn but I've viewed in Rockfield previously and found the apartments small and awkwardly shaped.

I've a few colleagues living in Sandyford and they all say their appartments are well proportioned, and certainly more modern than Rockfield.

I agree that Dundrum is a better area in terms of amenities etc, but personally knowing how congested it gets around christmas would put me off a bit.

2rkehij30qtza5

Is Sandyford not in two parts? - kind of the industrial/office area beside the Beacon and then the more residential area near the actual village of Sandyford itself? I am looking to move there (currently selling a place elsewhere and need that to sell first) but I like the fact that the residential areas are within walking distance to the Luas and there seems to be loads there..gyms, shops, schools, even a par 3 golf course etc.? Like Aikens Village or Belarmine or Belmont.

For me, the big thing is the Luas as my new job will be city centre. And being close to the M50 is only going to be a positive as I will be travelling west for a while at the start so to me the location is perfect. It seems buying in the area is cheaper than renting at the moment so that's what I am planning to do. A two bed for €1700 seems madness to me. Surely a two bed or even a three bed would be cheaper to own than that.

Michael D Not Higgins

Oaklynn High Gorilla wrote: »

A two bed for €1700 seems madness to me. Surely a two bed or even a three bed would be cheaper to own than that.

Two beds in the Cubes which are going for 1700/month cost around 350k. Sure, your mortgage is going to be less than that but not everyone wants to commit to living there long term, or has the 50-70k deposit and the income requirements to buy at that level. Maybe they can however stretch to 850/month and rent with someone else if they want to live in the area.

Anyway, the mortgage for the 350k with 50k deposit is around 1400 and would easily be another 100/month for management fees (probably more). It's not that much of a saving for such a high bar to entry.

2rkehij30qtza5

Michael D Not Higgins wrote: »

Two beds in the Cubes which are going for 1700/month cost around 350k. Sure, your mortgage is going to be less than that but not everyone wants to commit to living there long term, or has the 50-70k deposit and the income requirements to buy at that level. Maybe they can however stretch to 850/month and rent with someone else if they want to live in the area.

Anyway, the mortgage for the 350k with 50k deposit is around 1400 and would easily be another 100/month for management fees (probably more). It's not that much of a saving for such a high bar to entry.

I'm not looking in the cubes. That's the middle of the office/industrial zone anyway. I am looking at the residential area and you'd easily get a 3 bed for the €300k ballpark, which works out substantially less than renting, even considering the management fees. But I see your point re: the deposit. I'm not a first time buyer so need 20% but for a first time buyer who had a small deposit it would make much more sense to buy than rent...and then rent out a room or two. They'd nearly end up in profit!

markpb

Oaklynn High Gorilla wrote: »

you'd easily get a 3 bed for the €300k ballpark, which works out substantially less than renting

What 3 beds are being sold for 300k? The only ones I can find are in Simon's Ridge (Rockview, Sandyford View) which isn't convenient for Luas, sits in between two traffic jams on the morning and redefines the word windswept.

Michael D Not Higgins

Oaklynn High Gorilla wrote: »

I'm not looking in the cubes. That's the middle of the office/industrial zone anyway. I am looking at the residential area and you'd easily get a 3 bed for the €300k ballpark, which works out substantially less than renting, even considering the management fees. But I see your point re: the deposit. I'm not a first time buyer so need 20% but for a first time buyer who had a small deposit it would make much more sense to buy than rent...and then rent out a room or two. They'd nearly end up in profit!

I'm comparing like with like. 2 beds south of the M50 are around 1500/month and then you're saving even less on the mortgage.

This reasoning of buying because it's cheaper than renting is dangerously close to the advice during the boom. The rent is inflated at the moment due to lack of supply but basing your buying on that would be unwise.

2rkehij30qtza5

markpb wrote: »

What 3 beds are being sold for 300k? The only ones I can find are in Simon's Ridge (Rockview, Sandyford View) which isn't convenient for Luas, sits in between two traffic jams on the morning and redefines the word windswept.

Has seen a few recently (apartments) in Aikens Village. Viewed a lovely three bed there for €285k. Was fabulous with 3 double bedrooms. Didn't put a bid on as wasn't sure with regards new job situation at that point. It's gone now anyway...expect it went for more than the €285k anyway but it wouldn't have jumped to €350k! It was walking distance to the Luas (I came from city centre via the Luas walking to go to the viewing). So am keeping eyes peeled in that area. There are other places like Bracken Hill and Ticknock too at the minute but they don't appeal to me as much as I want to be able to use the Luas into town. But I think the €350k is way off the mark pricewise unless you are living in The Cubes, which I won't be.

awec

Oaklynn High Gorilla wrote: »

Is Sandyford not in two parts? - kind of the industrial/office area beside the Beacon and then the more residential area near the actual village of Sandyford itself? I am looking to move there (currently selling a place elsewhere and need that to sell first) but I like the fact that the residential areas are within walking distance to the Luas and there seems to be loads there..gyms, shops, schools, even a par 3 golf course etc.? Like Aikens Village or Belarmine or Belmont.

For me, the big thing is the Luas as my new job will be city centre. And being close to the M50 is only going to be a positive as I will be travelling west for a while at the start so to me the location is perfect. It seems buying in the area is cheaper than renting at the moment so that's what I am planning to do. A two bed for €1700 seems madness to me. Surely a two bed or even a three bed would be cheaper to own than that.

The Luas is probably a 20 minute walk in both directions, so it's "walkable" but probably on the very edge of what you'd really want to face on a cold, wet, wintery morning.

Belarmine and Belmont is Stepaside, not Sandyford. I think Aiken's Village is stepaside too, though not 100%.

I think (but could be wrong) that the area around the beacon is usually more sought after (and expensive) than the bit around the Sandyford village.

I wouldn't say the village end is any more entertaining than the business park end of it, you're still probably heading to Dundrum if you want to do anything.

SarahMollie

^+1

Yes I agree with awec above.

Technically anywhere in Dublin is walkable, depending on your definition of the term. But to me, 25mins each way before I even get to the tram stop isnt convenient. Then maybe you've just missed a tram, and its 7mins until the next. Then the tram itself taking maybe 28mins into town. Thats an hour, which is hardly quick.


Also, I think there is some confusion about whats Sandyford and whats Stepaside. So yes you should get more for your money in Stepaside quite simply because its further out.

awec

You can get the 47 bus from Belarmine into town but it takes a hour.

2rkehij30qtza5

SarahMollie wrote: »

^+1

But to me, 25mins each way before I even get to the tram stop isnt convenient.

It took me about 10 minutes to get into the Aikens Village estate from getting off the Luas. I wasn't sprinting either!!

awec

Don't get us wrong Galwaygirl, it is a nice area (though personally I don't like Aiken's Village and prefer the apartments in Belarmine). But it's quiet and there's a reason it's cheaper.

Dardania

Dana Warm Baggage wrote: »

I would steer clear of the cubes too, overpriced with paper thin walls.

I'll contradict you there - lived in the Cubes for 2 years, and found them very thoroughly constructed - they even had some rubber cover on the floor to prevent sound transmission. Never heard my neighbours.
Although the balcony door lock was occasionally gick, which let some noise in until a good shove closed...

markpb wrote: »

Unless you live in St Stephens Green, a commute from anywhere in the city centre could easily mean 15-20 minute walk, 5 minute wait, 20 minutes on the luas and another 5-10 to your office in Sandyford or 90 minutes a day. I'll take living in or near work and family and still have the convenience of being able to get into town easily for a night out.

Besides which, Sandyford isn't all that bad. The main thing is missing now is a bar.

Agree with that - can't understand why the copper room shut down. Great food & bar locked okay.
The beacon hotel isn't too bad (although off in a corner, and not a "snug" bar - more of a poser bar)

awec

The Leopardstown Inn is only a 10 min walk away and while it's not brilliant it's not rubbish either.

I think the Copper bar or whatever it was called was just too undiscoverable. It was on the main road but you could walk past it and not even know there was a bar there.

Giblet

Dardania wrote: »

Agree with that - can't understand why the copper room shut down. Great food & bar locked okay.
The beacon hotel isn't too bad (although off in a corner, and not a "snug" bar - more of a poser bar)

Copper bar had some top level management issues and litigation, shame because it wasn't a bad spot.

http://www.independent.ie/irish-news/courts/tv-chef-lee-bradshaw-refused-injunctions-in-restaurant-dispute-30128514.html

SarahMollie

Yeah thats a shame alright. I'm more stillorgan direction but we wouldnt every really think about going to Sandyford other than to go to Aldi/O'Briens, which is a shame really as so many people live there, you'd think it could sustain a decent local. We regularly walk down to Stillorgan village and the restaurants/bars there, and Sandyford is about the same distance, so if there was more there, we'd definitely go.

We've been to China Sichuan once and will probably go back, but it would be nicer if there was somewhere to go for a drink after.

awec

I think a lot of the Sandyford (at least the business park area) population is the sort of people who stay there Sunday -> Thursday and go back down the country on Fridays.

omb0wyn5ehpij9

awec wrote: »

I think the Copper bar or whatever it was called was just too undiscoverable. It was on the main road but you could walk past it and not even know there was a bar there.

I'd say the rent on the place was fairly hefty. I live close to where it was, and used to drink there a good bit, and it was never really busy. Would be there nearly every weekend at some point and never had an issue getting a seat.
The downstairs area was fairly big, and was more or less always closed. It only ever opened when somebody booked it for a big party. Downstairs could hold close to 500 (we had a work Christmas party there). The cost of rent for such a large space that wasn't really bringing in any money must have had an effect.

Ush1

awec wrote: »

I think a lot of the Sandyford (at least the business park area) population is the sort of people who stay there Sunday -> Thursday and go back down the country on Fridays.

Totally. I was there to buy a car on a Saturday morning and it was like a ghost town.

omb0wyn5ehpij9

OP, as called out by others, the area is very quiet at weekends. The only people who are ever around the area at the weekends would be there for Dunnes/Ben Dunne gym