Sandyford Village - New Developments - Overpriced??

ggmat799

Noticed new trend of small development of 12-15 houses/apartments in Sandyford Village (Close to Petrol Station)

Apartments 2 Bed - 2 bath are about 470 to 500K, 3 Bed 500-600K and Houses 800K+.

Do you feel an apartment at 450-500k / 2 Bed worth it or overpriced? Connectivity is just a bus 44/Hourly and Luas is about 2 KM walk.

Wykm Place and other 2 bed - 2 bath are being sold for 375k to 415K with far better access and transport.

Suggest any alternatives.

Creamy Goodness

Over priced? Yes, will they sell out also yes.

If something sells out it would suggest it’s not overpriced. There’s a good few IT/finances companies in Sandyford so the workers there would fall into that price bracket.

Giblet

Place is dead at the weekends, only worth considering if you work nearby and even that really isnt worth it, considering you would be better off remote working in any of the businesses in Sandyford (most are IT)

J_1980

“Sandyford Green” has all the apartments sold out. But the 5bed houses are mostly still available.

very odd- usually it’s the other way round.

awec

https://www.boards.ie/discussion/2058211659/sandyford-village-new-developments-overpriced

I rented in Wyckham about 10 years ago, it's a grand spot. Main downside is the traffic, that road is a complete nightmare especially in the winter months when Dundrum gets busy.

It's also about a 10 min walk to the Luas, which isn't bad, but you will certainly feel it on wet and windy winter mornings and evenings.

tuisginideach

The plan in the brochure for the 2-bed apartment only seems to show 1 bathroom?

Is there any estimate of service charge?

ggmat799

https://www.boards.ie/discussion/comment/117976259#Comment_117976259

Was not given on the website about annual maintenance.

I guess it is 2 bath in one unit and one bath in another.

ggmat799

https://www.boards.ie/discussion/comment/117976074#Comment_117976074

You are right. I was comparing with Sandyford Beacon at 375k with Luas at the door vs this with Luas being far off in case of Sandyford Village apartments.

Dundrum Gate at 320K, E rated BER

Southmede at 415K, B2/B3 rated

Beacon between 370-400K

Off-course, all the above are decade or more old so this new one deserves an extra 75k premium??

Creamy Goodness

Only thing that could explain the price difference is better building regs and more and better insulation. Probably doesn’t explain the price difference but they price to the market and if they sell then it’s happy days for them.

Summer2020

Cost of materials has gone up massively during COVID. 30% + increases on timber/steel etc . Cost of new builds will increase as a result.

Dearg81

https://www.boards.ie/discussion/comment/117976115#Comment_117976115

I think the 5 bed houses are around 1 million EUR so not that surprising. There's no way they are worth that.

ggmat799

https://www.boards.ie/discussion/comment/117977077#Comment_117977077

2 beds at 450? worth the price then.

Dearg81

https://www.boards.ie/discussion/comment/117977094#Comment_117977094

No but it's within the reach of a lot more people. I like 5 mins walk from the village and I really like the area but no way would I be paying any of those prices if I was moving.

Darc19

In fairness it's a good location. Quiet, but short walk to sandyford village. Mature area with families.

Sizes are good too. 2bed apartment is over 700sq ft and 3 bed duplex (prob the best "value" is over 1500 sq ft)

ggmat799

https://www.boards.ie/discussion/comment/117977181#Comment_117977181

Yes, but no HTB for that apartment.

ggmat799

https://www.boards.ie/discussion/comment/117977144#Comment_117977144

What would be your choice

Dearg81

https://www.boards.ie/discussion/comment/117979715#Comment_117979715

If I was going to pick somewhere relatively close by I'd pick Stepaside, Dundrum or Leopardstown although I haven't checked the prices lately so maybe they're just as bad.

ggmat799

https://www.boards.ie/discussion/comment/117980912#Comment_117980912

Thanks - My first choice was Dundrum as well. Lowest in Dundrum is/was 320K for a lower ground/basement apartment with BER E and no sun light. Others are about 435 at Southmede and 425 at Wyckm Place. Really nice apartments.

Leopardstown is lower at 380K for a modern apartment, however, same 15 min walk. Hence, finally thought of considering this.

Does it matter new build vs old builds like Beacon/Southmede or WP??

Dearg81

https://www.boards.ie/discussion/comment/117981123#Comment_117981123

I dont know if there will be much difference between the new and old build apartments but the main appeal of the Sandyford Green one for me would be the small scale of the development and it's nice to move into a new estate at the same time as your neighbours.

C14N

https://www.boards.ie/discussion/comment/117981123#Comment_117981123

I imagine one of the bigger differences will be the stuff like the BER. Pretty much all newer builds will be A, while the likes of the Beacon or Southmede are generally in the C range, and in an apartment it can be hard to bring that rating up.

ggmat799

https://www.boards.ie/discussion/comment/117987278#Comment_117987278

Only problem is bus service which is only hourly. New Bus connect plan keeps it at one hour only.

C14N

https://www.boards.ie/discussion/comment/117990768#Comment_117990768

Yes, I would agree personally. When I last moved I considered moving to Stepaside or Sandyford Village but the infrequency of public transport was a big turn-off for me too.

ggmat799

https://www.boards.ie/discussion/comment/117991576#Comment_117991576

So better to wait and search in Wyckm Point I guess or Sandyford Beacon. I was tempted by new build

ggmat799

https://www.boards.ie/discussion/comment/117976115#Comment_117976115

There is another one Cul Cullie. It has a fantastic 3 Bed apartment. Not sure about how old the builder is etc or its credentials.