Stocking Wood, Rathfarnham, Dublin 16

Cool Rider · 07-06-2012 10:54am #1

Hi,

Saw this in the morning, really excited and I am already sold.

http://www.irishtimes.com/newspaper/property/2012/0607/1224317432700.html

Is this the best deal ever or a value trap?
1) Heard that no amenities nearby have to drive 1.5 mile.
2) Is Dublin 16, Knocklyon in middle of no-where.

All suggestions welcome.

Also to residents in there is there any resident assoc. etc.
Thanks a mil,
Anuj

seamus · 07-06-2012 11:14am

Knocklyon isn't in the middle of nowhere. Stocking Wood is

OK not really, but it is quite a big walking distance from anything of note. You're surrounded by undeveloped wasteland to the east and west, another small unfinished development to the north, and farmland, forest and hills to the south. The closest shops are about a 2km walk, the closest pubs about a 4km walk.
The area itself is quiet and fairly bustling with people out walking and jogging, and you're served by proper well lit roads and paths with very regular bus services.

The houses are nice, €260k is quite honestly a fncking steal for what is a four-bed family home in a nice area. You'll always get people telling you that they're not worth more than €50k and you're in the middle of nowhere, but that's not accurate. You're firmly within sensible commuting distance of Dublin (30-60mins) and on a nice location on the foothills of the mountains.

The only "hidden" issues I can see are that you'll be stuck with somewhat unfinished development on your doorstep for at least 10 years, and the fact that the development is a lot smaller than originally planned, you will have management company fees that are a little more expensive. My guess would be around €1k/year for the house, €1,500 for the apartments.

For reference I live in another development 800m to the west, I can see Stocking Wood from my sitting room.

To think I nearly bought one of the two-beds for €410k :eek:. The madness.

Zamboni · 07-06-2012 11:28am

Meh.
I was looking at these on Daft this morning.
Wrong side of M50 imo.
Epic 15b bus journey for city centre commuters.
Not as easy as it looks - to get onto/off the M50 in peak time traffic.

And to call it Rathfarnham?
Let's just say that you're closer to the countless unmarked graves in Dublin Mountains than you are to Rathfarnham Village.

I admit I'd be tempted if the houses were 150-200k

Man007 · 07-06-2012 11:51am

Have friends that live here and have viewed myself.

The houses are quite small with little or no gardens from what I remember.

I agree with the last poster that its a bit misleading to call it Rathfarnham or even Knocklyon for that matter as they are a bit away from both but thats besides the point.

They do appear a bit isolated and I have never been a fan of developments with apartments and house in the one estate I just think it screams of build whatever we can where we can and it looks crowded but thats just me.

The Prices do seem reasonable but €290k for a small 4 bed when there are propably 4 beds actually in Rathfarnham proper asking around €350-€370 I know this is a bit of a diff but I'm saying asking price here not sure if the prices quoted in the times are set prices. Plus I would guess that a lot of 3 beds are actually as as the 4 in Stocking Wood.

All in all if it was me I would look elsewhere but again it does seem an ok deal

edellc · 07-06-2012 5:49pm

OP its the middle of nowhere really it is, I live in Knocklyon and tbh there isnt a lot there either

the houses in stocking wood are small and clumped together and unless you have a car your destined to spend forever on the bus, even at that with a car your going to spend a lot of time looking at the inside of it

if you work in town be prepared for long long journeys and very little to do at the weekend, even a trip to the shops will be an effort

Gran Hermano · 07-06-2012 6:34pm

I would also check SDCC for planning granted for social housing and a halting site in the immediate vicinity.

Cool Rider · 07-06-2012 6:51pm

Thanks all,
Went to view the house and really they are in middle of nowhere, cant imagine myself living there. Tiny 3 beds anyways.
Search is on...

Jesper · 13-04-2014 8:52pm

I've viewed this development yesterday. There are 25 "5" bed houses for sale. 16 are sale agreed already for between 415 and €450. The 9 remaining houses are still being constructed and will go for sale in 2 months or so.
In wonderful agent speak I was "warned" that the price of the remaining nine is expected to be higher. But if I'm on my game and ready with my cheque book and fast I might just get in :-)
Did seem like an nice estate and I would be interested but it is very remote. Has anyone here bought?

johnnyskeleton · 13-04-2014 10:19pm

450k is a lot of money. I mean, it's a 100k deposit and about 2k a month. Not sure id be happy to take on that level of debt

Theboinkmaster · 14-04-2014 11:32am

Pure insanity. West of the m50 nowhere near Rathfarnham.

450k? More like 300k IMO - but i bet there'll be a queue of saps willing to pay that

McGrath5 · 14-04-2014 12:08pm

Are there any plans to finish off Dalraida?

I took a spin up there over the weekend and it needs a lot of tidying up.

Zamboni · 14-04-2014 1:53pm

I'd finish off Dalriada with a lump of semtex.
It should be leveled.

super_furry · 14-04-2014 1:55pm

Jesus, everyone back in the pool! I rented in Stocking Well Row for a while - an awful soulless place with zero amenities. Anyone thinking of paying close to half a million for a place up there is mental.

Muahahaha · 14-04-2014 2:32pm

Is it inside or outside the m50 ?

Santa Cruz · 14-04-2014 2:45pm

Theboinkmaster wrote: »

Pure insanity. West of the m50 nowhere near Rathfarnham.

450k? More like 300k IMO - but i bet there'll be a queue of saps willing to pay that

I'm sure the estate agent probably told them they were good starter homes and it's important to get on the property ladder. Where did we hear that before?

boardie100 · 15-04-2014 9:09am

as above i lived up around there recently, its very quiet with no amenities within reasonable walking distance.... 450k is sheer lunacy....

chopper6 · 15-04-2014 9:14am

Santa Cruz wrote: »

I'm sure the estate agent probably told them they were good starter homes and it's important to get on the property ladder. Where did we hear that before?

They probably also told them to expect a dedicated Luas stop,a DART service and a "host of amenities" once the development is sold.

Cuddlesworth · 15-04-2014 10:17am

Jesper wrote: »

I've viewed this development yesterday. There are 25 "5" bed houses for sale. 16 are sale agreed already for between 415 and €450. The 9 remaining houses are still being constructed and will go for sale in 2 months or so.
In wonderful agent speak I was "warned" that the price of the remaining nine is expected to be higher. But if I'm on my game and ready with my cheque book and fast I might just get in :-)
Did seem like an nice estate and I would be interested but it is very remote. Has anyone here bought?

You can buy a 4 bed house in Templeogue for that money. An area with actual amenities. And houses that actually have gardens. Are you nuts?

seamus · 17-04-2014 12:13pm

Cuddlesworth wrote: »

You can buy a 4 bed house in Templeogue for that money. An area with actual amenities. And houses that actually have gardens. Are you nuts?

You possibly can, if you have all your papers lined up and ready to go. Chances are though for a four-bed in Templeogue @ €450k you will be outbidded by at least €50k or you will need to sink €50k into it to get it up to a decent standard.

South Dublin is bubbling up massively again. As the banks' balances are recovering, they're more freely providing mortgages and at relatively low rates. Employment is improving, the economy is improving, so people are feeling more confident about taking on large debts again.
If you look at the bank advertising and their websites, it's all geared now towards mortgage lending, whereas 3/4 years ago it was next to impossible to even find information about mortgages on the banks' websites.

Coupled with a shortage of properties in Dublin, we're basically back in 1999, exact same conditions and everything. Just watch out for the builders' incentives in the next budget to try and encourage house building and it'll be everyone back in the pool.

Rory365 · 19-04-2014 9:14pm

chopper6 wrote: »

They probably also told them to expect a dedicated Luas stop,a DART service and a "host of amenities" once the development is sold.

There are some decent plans for the area according to SDCC Local Area Plan. No LUAS, DART, though. 2 sites reserved for schools and a neighbourhood centre with shops, creche, etc. The rest will be developed further with houses and apartments, as all new developments these days seem to be.

I am looking at these at the moment and on the fence as to whether or not to buy (if we get the chance - apart from 4 not put on market yet the others are all sale agreed).

I think 450k is a lot of money - but look at the house you are getting? They are fab. 4 beds with an extra third level bedroom to make them 5 beds. Good sized back gardens and the house has a great layout. We went up to see them recently and I can honestly say they are some of the best new builds in Dublin at the moment. Certainly better laid out and much more spacious than the Belmont development in Stepaside (which is equivalent in terms of relatively undeveloped tracts of land surrounding the development, apartments, lack of transport other than bus or drive to a Luas, etc).

It's a 5 minute drive to Superquinn Knocklyon by the way - it's not in the middle of nowhere.

I understand some of the comments here though in terms of buying a house in Templeogue for 450k - sure, but then you have to factor in the cost of changing the house to what you would like, modernising, etc. It really is a tough decision.

I do note that there is traveller accommodation up there - but then there are pockets of those all over Dublin and in some very nice areas. And it's not beside that stocking wood development.

Anyway, will continue to toss and turn at night as to what we should go for....

Theboinkmaster · 20-04-2014 8:25pm

Rory365 wrote: »

There are some decent plans for the area according to SDCC Local Area Plan. No LUAS, DART, though. 2 sites reserved for schools and a neighbourhood centre with shops, creche, etc. The rest will be developed further with houses and apartments, as all new developments these days seem to be.

I am looking at these at the moment and on the fence as to whether or not to buy (if we get the chance - apart from 4 not put on market yet the others are all sale agreed).

I think 450k is a lot of money - but look at the house you are getting? They are fab. 4 beds with an extra third level bedroom to make them 5 beds. Good sized back gardens and the house has a great layout. We went up to see them recently and I can honestly say they are some of the best new builds in Dublin at the moment. Certainly better laid out and much more spacious than the Belmont development in Stepaside (which is equivalent in terms of relatively undeveloped tracts of land surrounding the development, apartments, lack of transport other than bus or drive to a Luas, etc).

It's a 5 minute drive to Superquinn Knocklyon by the way - it's not in the middle of nowhere.

I understand some of the comments here though in terms of buying a house in Templeogue for 450k - sure, but then you have to factor in the cost of changing the house to what you would like, modernising, etc. It really is a tough decision.

I do note that there is traveller accommodation up there - but then there are pockets of those all over Dublin and in some very nice areas. And it's not beside that stocking wood development.

Anyway, will continue to toss and turn at night as to what we should go for....

You should drive around at rush hour when schools are back to check on possible traffic congestion. I know I ended up driving through there a few years ago and it was really really bad.

I understand what you're saying about the houses themselves but IMHO that's irrelevant when the key issue is location and local amenities. Everyone is different but for 450k personally I'd rather a smaller older house in proper rathfarnham.

Cuddlesworth · 20-04-2014 11:41pm

Theboinkmaster wrote: »

You should drive around at rush hour when schools are back to check on possible traffic congestion. I know I ended up driving through there a few years ago and it was really really bad.

Agreed, its at least a 30 minute round trip during rush hour to a pint of milk in Tescos. I can't get my head around how people think nearly half a million in the arsehole of nowhere is good value.

Rory365 · 21-04-2014 12:42am

Cuddlesworth wrote: »

Agreed, its at least a 30 minute round trip during rush hour to a pint of milk in Tescos. I can't get my head around how people think nearly half a million in the arsehole of nowhere is good value.

It's a 30 min round trip to Tesco from Templeroan too in the middle of rush hour? And Stocking Wood has a LIDL about a 5 min drive away?

It's not the arsehole of nowhere. It's about a 2 min drive to/from Prospect and no one describes Prospect as the arsehole of nowhere.

I don't mind constructive criticism ( I don't live there - a relation of mine lives in Prospect) for places but some context please....

Rory365 · 21-04-2014 12:44am

Theboinkmaster wrote: »

You should drive around at rush hour when schools are back to check on possible traffic congestion. I know I ended up driving through there a few years ago and it was really really bad.

I understand what you're saying about the houses themselves but IMHO that's irrelevant when the key issue is location and local amenities. Everyone is different but for 450k personally I'd rather a smaller older house in proper rathfarnham.

I agree. But tbh right now for 450k you would be doing well to get anything in Rathfarnham central itself. And I appreciate location is important but you also need to be (at least somewhat) happy with the house itself.

It's a dilemma.

Santa Cruz · 21-04-2014 8:45am

Cuddlesworth wrote: »

Agreed, its at least a 30 minute round trip during rush hour to a pint of milk in Tescos. I can't get my head around how people think nearly half a million in the arsehole of nowhere is good value.

1. It's about six miles from the GPO, hardly the arsehole of nowhere. Try living in some one horse town in the midlands.
2. Value is hard too define. The facts are that you will get nothing in Rathfarnham for that figure now with the exception of former council housing. Many of these houses have been refurbished and extended but may not be to everyones taste

gandalf · 21-04-2014 3:53pm

450k is a crazy amount of money for one of those houses. I live down the road from them. You would want to make sure that they are one of the ones that have been built from scratch this year and not the couple that were left half built for the last five years.

The area itself for amenities is not as bad as some are making it out to be. From Stocking Wood there is a Lidl that is 10 minutes walk away or 3 minutes in the car. There are shops 15 minutes walk away or five minutes in a car. There are two SuperValu's within 10 minute drive.

There are two bus terminus's within 3-5 minutes walk from Stocking Wood with very regular buses into town (15 & 15B).

You are right at the base of the Dublin Mountains so even after a few minutes you are into the countryside.

Traffic during rush hour onto the M50 can be a pain but like most places in Dublin if you leave a few minutes early you will miss all the grief.

Overall the area is a very nice one to live in but I would questions the price of the houses and if I had the money available I would be looking elsewhere at that price.

Rory365 · 21-04-2014 8:05pm

gandalf wrote: »

450k is a crazy amount of money for one of those houses. I live down the road from them. You would want to make sure that they are one of the ones that have been built from scratch this year and not the couple that were left half built for the last five years.

The area itself for amenities is not as bad as some are making it out to be. From Stocking Wood there is a Lidl that is 10 minutes walk away or 3 minutes in the car. There are shops 15 minutes walk away or five minutes in a car. There are two SuperValu's within 10 minute drive.

There are two bus terminus's within 3-5 minutes walk from Stocking Wood with very regular buses into town (15 & 15B).

You are right at the base of the Dublin Mountains so even after a few minutes you are into the countryside.

Traffic during rush hour onto the M50 can be a pain but like most places in Dublin if you leave a few minutes early you will miss all the grief.

Overall the area is a very nice one to live in but I would questions the price of the houses and if I had the money available I would be looking elsewhere at that price.

They are the new ones built from scratch. Stunning inside and out by the way. Very spacious.

chopper6 · 21-04-2014 9:11pm

Rory365 wrote: »

They are the new ones built from scratch. Stunning inside and out by the way. Very spacious.

"Stunning"?

Sounds like a line from a property supplement..

Rory365 · 21-04-2014 9:57pm

chopper6 wrote: »

"Stunning"?

Sounds like a line from a property supplement..

Tin-foil hat brigade alert*

Yeah I actually work in Sherry Fitz and am spending my Sunday night doing some overtime by posting on social websites.

I'm thinking of buying one. What word would you prefer I use? They're grand...? If they were just grand I wouldn't be thinking of buying one!

By the way did you read my other posts above? I've given a balanced view about the place - it has its drawbacks - the houses are stunning though (IMO - feel free to think they're rubbish yourself).

morrga · 22-04-2014 8:41pm

I think they are stunning too. Fell in love with the layout, doesn't seem to be badly located in my opinion.

blackrovers · 25-04-2014 9:37pm

Hey Guys,

I've a few questions as i'm seriously considering buying one of these new properties but would like so help, has anyone find out or know what the situation is with finishing the other developments around the area?

Plus is it me or are people really negative about these houses and there price?! You wouldn't get a property like that in the same condition in any other estate or area like Rathfarnham, Templeogue, Terenure etc. Any house you would get would be in excess of 475000 or more for a 4 bed house and would need another 50000 to 75000 to bring up to an A3 BER rating!

So why are so many people shooting these houses down?!

Please maybe there's something I'm not seeing!

Big Nasty · 25-04-2014 9:42pm

Would be cool if Greenacres / Nova was still open and you'd have a venue just across the road.

Brendan Boyer would be flat out doing a residency!

blackrovers · 25-04-2014 9:50pm

Ah there's already a bit of history attached to the place! That's got to add value to the area!! But seriously Big Nasty you don't seem in favour of this estate how come?!

Big Nasty · 25-04-2014 10:04pm

blackrovers wrote: »

Ah there's already a bit of history attached to the place! That's got to add value to the area!! But seriously Big Nasty you don't seem in favour of this estate how come?!

Ah no, I don't mind it at all. One of the best parts of Dublin to live in IMO.

blackrovers · 25-04-2014 10:09pm

Ah grand so Nasty, thought you didn't like the area!

blackrovers · 25-04-2014 10:15pm

Cuddlesworth wrote: »

You can buy a 4 bed house in Templeogue for that money. An area with actual amenities. And houses that actually have gardens. Are you nuts?

Cuddlesworth where you finding these houses for that price? Seriously tip me when the next one comes on the market for that!

sarah wright · 16-05-2014 3:18pm

We were looking for over a year at the 3 and 4 beds in templeogue, rathfarnham, terenure, Kimmage, Knocklyon, Dundrum etc. and finally chose one of these 5 beds in preference. I agree they are stunning and the solar panels and A3 BER also appealed. I've friends living in the area and know the area well. I am looking forward to moving in when they are built. At over 1800 sq feet there will be plenty of space for all our stuff without having to build on, which we would have had to do if we'd bought any of the second hand houses we've looked at and bidded on (and been outbid for) in the last year. Call us saps if you wish. Yes, they are expensive, but we still prefer space and a commute to anything else we've looked at for the same or more nearer town.

blackrovers · 16-05-2014 3:25pm

Sarah do you not think that the parking space for the houses are misleading, that you can only really fit one car? Plus heard the builder is a tight fecker, you won't get any consessions from them like extra sockets, shaver lights etc. Have you experienced this?

Synode · 16-05-2014 3:33pm

If you feel bad about spending €450k or whatever on the house, take solace in the fact that there's people in the older part of the estate that paid over €600k a few years ago for houses that aren't nearly as nice.

I live close by and love it. Great place to live

Theboinkmaster · 16-05-2014 6:27pm

blackrovers wrote: »

Plus is it me or are people really negative about these houses and there price?!

So why are so many people shooting these houses down?!

Please maybe there's something I'm not seeing!

Location - they are no more rathfarnham than they are tallaght.

Gran Hermano · 16-05-2014 7:26pm

Theboinkmaster wrote: »

Location - they are no more rathfarnham than they are tallaght.

Whilst a fair distance from Rathfarnham village, Rathfarnham has always extended out that direction and includes the likes of Cruagh and Rockbrook.

Synode · 16-05-2014 7:44pm

Prospect Manors address is Rathfarnham, Dublin 16.

seamus · 16-05-2014 8:03pm

Synode wrote: »

If you feel bad about spending €450k or whatever on the house, take solace in the fact that there's people in the older part of the estate that paid over €600k a few years ago for houses that aren't nearly as nice.

I live close by and love it. Great place to live

There are people living in two-bed apartments 300m away from these houses who paid €450k for their apartment less than ten years ago.

These houses are nice and very spacious, after seeing them the only thing which turns me off is having no front garden and a relatively tiny back garden. In the driveways, you will fit two cars - a large family car and a small hatchback, your typical family setup. If you drive two VW Touregs, you'll be out of luck. There's also a risk that you'll have an asshole neighbour or two who consistently park their vehicles in awkward places on the road just because it suits them.

The problem with the location is not so much anything to do with the postcode and more to do with amenities. It feels like it's quite a distance from anything. That said, there is a Lidl and a Spar each within a 10 minute walk. Though it looks longer when you drive it, and to reach the Spar quickly you have to take a shortcut through some hedges.
The closest pubs are a 30 minute walk away.

Rory365 · 18-05-2014 7:09pm

seamus wrote: »

There are people living in two-bed apartments 300m away from these houses who paid €450k for their apartment less than ten years ago.

These houses are nice and very spacious, after seeing them the only thing which turns me off is having no front garden and a relatively tiny back garden. In the driveways, you will fit two cars - a large family car and a small hatchback, your typical family setup. If you drive two VW Touregs, you'll be out of luck. There's also a risk that you'll have an asshole neighbour or two who consistently park their vehicles in awkward places on the road just because it suits them.

The problem with the location is not so much anything to do with the postcode and more to do with amenities. It feels like it's quite a distance from anything. That said, there is a Lidl and a Spar each within a 10 minute walk. Though it looks longer when you drive it, and to reach the Spar quickly you have to take a shortcut through some hedges.
The closest pubs are a 30 minute walk away.

You can definitely fit two cars in the driveway alright. I actually made sure of that fact by bringing my Dad up to try it out with both our cars.

Amenities etc will come in time, and they'll build more houses in the accompanying lands and the area will fill out. I really like the estate those houses are in anyway.

What do others think?

Synode · 18-05-2014 9:14pm

Lovely area and lovely houses

sarah wright · 19-05-2014 11:11am

Hi Blackrovers, yes I agree that the builder is very inflexible. What you see is what you get and any extras will have to be added later. Mind you, with all the second hand houses we looked at that was the situation anyway, it just seems a shame that they won't add sockets from the get-go before you have to start interfering with walls and floors after they are built and painted. You're right, the parking space is tight. We tried it and the first car has to be right up at the front door and the second one almost comes out on the path, but they did fit just about. Also, the kitchen contractor doesn't even have a land line and won't return calls to the mobile number Sherry Fitz/Knight Frank supplied, so that would definitely make you wonder.

Rory365 · 19-05-2014 11:23am

sarah wright wrote: »

Hi Blackrovers, yes I agree that the builder is very inflexible. What you see is what you get and any extras will have to be added later. Mind you, with all the second hand houses we looked at that was the situation anyway, it just seems a shame that they won't add sockets from the get-go before you have to start interfering with walls and floors after they are built and painted. You're right, the parking space is tight. We tried it and the first car has to be right up at the front door and the second one almost comes out on the path, but they did fit just about. Also, the kitchen contractor doesn't even have a land line and won't return calls to the mobile number Sherry Fitz/Knight Frank supplied, so that would definitely make you wonder.

Hi Sarah

We have just put a booking deposit for a cancellation on one of the houses. Have you any tips you could share in terms of dealing with the builder/contractors? Or is it all slightly pointless and you just have to accept it? They haven't yet put the kitchen in ours and/or painted the house but I'd like to get in front of this as much as I can before they start finishing it off.

Blaze · 20-05-2014 5:17pm

These houses are really something else - very spacious, really well laid out and the appear to a layman be very well built. They look really nice from the outside also. The estate they are in also seems nice and quiet, and has a nice green.

We are waiting to hear back from the agents as we have put our names down on the cancellation list but looking at the amount of people who are still viewing the show house, I'm not confident of actually getting one.

The prices aren't cheap - but they aren't boom time prices either, and I can't see anyone buying on of these losing out to a great extent even if there is a bit of a "bubble" (I don't think there is - I think the market has just corrected itself -in some places probably overshot itself by 5 or 10%).

Hopefully we hear something soon.

Heather 123 · 29-07-2014 12:53pm

We have been looking for a house since January and have seen many. We have been looking around Rathfarnham, Knocklyon, Templeogue, Dundrum etc. For this value (or actually most of the houses of similar or even smaller size were at least 50 -100k more expensive than these in Stocking Wood) what we found were old houses that would need a lot of work. Some of them were in lovely areas (close to amenities, close to town) with big gardens but to bring the energy rating down to even a C would have cost a lot of money (new windows, insulation etc.). And then we haven’t even taken knocking walls down, changing carpets, updating bathrooms and kitchen etc. into account.

I agree – these houses look stunning (and I am not an estate agent!! :-) ) , very spacious and brand new. The back gardens are small but we had to compromise as our funds are limited. And I don’t think it is in the middle of nowhere. There are shops within walking distance and excellent schools are a 10 minute drive away. Traffic is bad everywhere between 8 and 9 in the morning – we have been renting around different areas for many years and it was the same everywhere.

We have just paid our booking deposit on one of these houses and cannot wait to move in and live there. Considering all of our options for the money we have this is far the best we have seen.

Stocking Wood, Rathfarnham, Dublin 16

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