Albany Killiney- any insights?

geekington · 11-06-2018 5:09pm #1

Hey folks,

Was looking for some advice and hoping someone here could help! I've looked at the these houses and was wondering if anybody had any information about them?

My wife and I viewed them and they are really beautiful houses but something about them doesn't feel right. They say that there are 7 available (i.e. 8 sold) but none are on the Property Price Register and there doesn't appear to be significant demand. There are some folks living there but I was told by the agent that a number where rented direct to a Pharma company for their execs.

My guess is that it is overpriced for the location (Killiney address but in Ballybrack for all intents and purposes) but I can live with this. I'm more concerned that there is something more going that I am missing!

Any help would be great - or even just feedback on the location and area.

Thanks
Conor

Samuel T. Cogley · 11-06-2018 5:33pm

Are they not just massively overpriced McMasnsions that the vast majority of people can't afford in not such a great location? (as in actual location, I'm sure the area is fine)

geekington · 11-06-2018 6:19pm

Samuel T. Cogley wrote: »

Are they not just massively overpriced McMasnsions that the vast majority of people can't afford in not such a great location? (as in actual location, I'm sure the area is fine)

Agree, I think this is most likely the reason why! The price is crazy but compared to some of the other new builds around in the area they are comparable.

Does anyone know much about the area and estates around it? Are they bad?

Samuel T. Cogley · 11-06-2018 6:20pm

geekington wrote: »

Agree, I think this is most likely the reason why! The price is crazy but compared to some of the other new builds around in the area they are comparable.

Does anyone know much about the area and estates around it? Are they bad?

FWIW they look lovely.

Eric Cartman · 11-06-2018 6:24pm

Samuel T. Cogley wrote: »

Are they not just massively overpriced McMasnsions that the vast majority of people can't afford in not such a great location? (as in actual location, I'm sure the area is fine)

its a 4 bed semi under 2000sq feet with an attic conversion to call it a 5 bed, hardly a McMansion , just a bigger than average house on an overpriced site.

ted1 · 12-06-2018 7:10am

I’m fairly close to them. I think that they are over priced , the garden seems to be tiny compared to the price. They look well built.
1 thing thst thibk is odd is that the very first one on the right has a huge side window that lets people look into the landing and stairs in all levels and gives no privacy.

ted1 · 12-06-2018 7:21am

For similar money I’d look at these:

Property: 5 Carraig Grennane, Killiney Avenue, Killiney, County Dublin http://myhome.ie/4243240

Property: 97 Ballinclea Heights, Killiney, Dublin http://myhome.ie/4242599

Property: 1 Seafield Road, Killiney, County Dublin http://myhome.ie/4242736

Property: Greenoge, Killiney Road, Killiney, County Dublin http://myhome.ie/4114602

Property: No. 35 Rock Lodge, Killiney, County Dublin http://myhome.ie/4229327

Property: Triana, 6 The Nurseries, Avondale Road, Killiney, County Dublin http://myhome.ie/2323380

ted1 · 12-06-2018 7:23am

geekington wrote: »

Samuel T. Cogley wrote: »

Are they not just massively overpriced McMasnsions that the vast majority of people can't afford in not such a great location? (as in actual location, I'm sure the area is fine)

Agree, I think this is most likely the reason why! The price is crazy but compared to some of the other new builds around in the area they are comparable.

Does anyone know much about the area and estates around it? Are they bad?

The area is good and the local estates ate all well established and quiet.

geekington · 12-06-2018 6:29pm

Thanks for the feedback folks. The lack of any on the Property Price Register is strange but I'll dig in to this!

Stellasmurf · 12-06-2018 6:54pm

What price range are they may I ask?

geekington · 12-06-2018 7:03pm

They are asking for 895k which is steep but similar to the Culanor in Dun Laoghaire and the Terenure New Builds!

Ronaldinho · 12-06-2018 9:13pm

geekington wrote: »

Hey folks,

My wife and I viewed them and they are really beautiful houses but something about them doesn't feel right.

I don't mean to be a patronising so-and-so but be mindful when viewing showhouses like this of what is included in the spec and what isn't.

Thestones · 12-06-2018 11:20pm

I think it backs onto a not so great estate. Please bear in mind catchment area for schools as probably falls into ballybrack area. Would you not look at second hand houses? Much better value to be had, can never understand why people pay such crazy money for new builds, you could get a really nice house for 600 and put money into it if needs work, not worth 895, that's crazy.

ted1 · 12-06-2018 11:32pm

Thestones wrote: »

I think it backs onto a not so great estate. Please bear in mind catchment area for schools as probably falls into ballybrack area. Would you not look at second hand houses? Much better value to be had, can never understand why people pay such crazy money for new builds, you could get a really nice house for 600 and put money into it if needs work, not worth 895, that's crazy.

The estates it backs in to is grand. On one side is yet to be developed, one side is more of the same houses , another one is a private estate and another is full of mainly elderly retired people.

As for catchment areas it’s kind of funny area. For secondary schools they are really all mostly private and primary schools are different lots of kids going to Rathmichael, St. Anne’s, Wyvern, Dalkey School project , Scoil Lorcain, Castle park, loretto Dalkey, Rathdown etc when the local school is St. John’s

Thestones · 12-06-2018 11:57pm

ted1 wrote: »

The estates it backs in to is grand. On one side is yet to be developed, one side is more of the same houses , another one is a private estate and another is full of mainly elderly retired people.

As for catchment areas it’s kind of funny area. For secondary schools they are really all mostly private and primary schools are different lots of kids going to Rathmichael, St. Anne’s, Wyvern, Dalkey School project , Scoil Lorcain, Castle park, loretto Dalkey, Rathdown etc when the local school is St. John’s

There is such high demand for primary places at the moment, I have a friend with a 'killiney' address which apparently is right on the border and didn't get into any of those schools and her child is going to her last choice, she is gutted by it but nothing can be done when all schools are over subscribed. Just something for OP to be aware of.

ted1 · 13-06-2018 1:03am

Thestones wrote: »

ted1 wrote: »

The estates it backs in to is grand. On one side is yet to be developed, one side is more of the same houses , another one is a private estate and another is full of mainly elderly retired people.

As for catchment areas it’s kind of funny area. For secondary schools they are really all mostly private and primary schools are different lots of kids going to Rathmichael, St. Anne’s, Wyvern, Dalkey School project , Scoil Lorcain, Castle park, loretto Dalkey, Rathdown etc when the local school is St. John’s

There is such high demand for primary places at the moment, I have a friend with a 'killiney' address which apparently is right on the border and didn't get into any of those schools and her child is going to her last choice, she is gutted by it but nothing can be done when all schools are over subscribed. Just something for OP to be aware of.

That’s going to be the same no matter where in Dublin he looks and is not exclusive to Killiney. Two years ago my girl was offered a place in three of the schools I listed above.

Victor · 13-06-2018 3:59am

geekington wrote: »

My wife and I viewed them and they are really beautiful houses but something about them doesn't feel right. They say that there are 7 available (i.e. 8 sold) but none are on the Property Price Register and there doesn't appear to be significant demand.

I imagine there is a delay of a few months between sale agreed and the time they are registered.

My guess is that it is overpriced for the location (Killiney address but in Ballybrack for all intents and purposes) but I can live with this.

It's Ballybrack townland, Killiney is to the east.

https://www.openstreetmap.org/relation/4599733#map=15/53.2522/-6.1221

Ronaldinho wrote: »

I don't mean to be a patronising so-and-so but be mindful when viewing showhouses like this of what is included in the spec and what isn't.

All, or nearly all, of these house have been built already.

ted1 wrote: »

the very first one on the right has a huge side window that lets people look into the landing and stairs in all levels and gives no privacy.

Likely gives sea views.

ted1 · 13-06-2018 7:05am

^^^
It’s Killiney as it opens up off Killiney road , that’s why they put the enterance at that side as opposed to the the original side.
https://correctaddress.anpost.ie/pages/Address.aspx?ref_id=okMuUbb9xPSG+997A9S44w==&lang=English&EirCode=TRUE

I realise it gives sea views , but also gives the road views ever time you walk between the bedroom and the toilet , no walking around in your jocks or birthday suit.

They are built around a year , I’d be surprised if none were sold.

kevinc565 · 06-03-2019 10:18pm

ted1 wrote: »

^^^
It’s Killiney as it opens up off Killiney road , that’s why they put the enterance at that side as opposed to the the original side.
https://correctaddress.anpost.ie/pages/Address.aspx?ref_id=okMuUbb9xPSG%2b997A9S44w%3d%3d&lang=English&EirCode=TRUE

I realise it gives sea views , but also gives the road views ever time you walk between the bedroom and the toilet , no walking around in your jocks or birthday suit.

They are built around a year , I’d be surprised if none were sold.

Just because it opens onto Killiney Road doesn't mean its in Killiney.
There is a 'Cork Road' in Waterford. That road is not in Cork!!!

Same issue with the houses in Carraig Grennane, They are advertised as Killiney, and have 'Killiney' on the Eircode address but the properties are actually in the townland of Ballybrack -> So they are not strictly in Killiney at all. It's just postcode inflation.

Caquas · 13-11-2019 4:07am

I see only three of these houses sold on the Property Price Register last year, none this year as yet.

Anyone know how sales are going?

I agree pricing is ambitious for a borderline area but they seem to be top-quality build. The larger houses have now gone POA but the 4 bed semis are still €895K. The Daft ad says two houses available but I reckon there’s up to 12 unsold.

http://https://www.daft.ie/albany

https://www.propertypriceregister.ie/Website/npsra/PPR/npsra-ppr.nsf/PPR-By-Date&Start=1&Query=%5Bdt_execution_date%5D%3E=01/01/2018%20AND%20%5Bdt_execution_date%5D%3C01/01/2019%20AND%20%5Baddress%5D=*Albany*%20AND%20%5Bdc_county%5D=Dublin&County=Dublin&Year=2018&StartMonth=01&EndMonth=12&Address=Albany

s7ryf3925pivug · 13-11-2019 4:46am

Dustin the Turkey is from Ballybrack. I bet he would disapprove of this sort of gentrification.

ittakestwo · 13-11-2019 5:50am

I think for new builds they are attractive. They come with every new build estate problems .... small overlooked gardens tho.

I viewed one when walking by when they were on open view for the first time. This was April 2016. I think they had the same asking price then as they do now.

One problem that I think might put people off is that they have a living room upstairs... generally this does not work for a good layout. They are asking about 25% more than the new builds in DL golf club, but they are larger and in my opinion are nicer too, so would have thought they would sell given the ones in DL golf club seem to be selling.

OP I dont think there is anything obvious for them not selling like a methadone or halting site over their back wall if that's what you mean. Would say the developer got the price wrong for them to shift.

Cyrus · 13-11-2019 10:29am

Caquas wrote: »

I see only three of these houses sold on the Property Price Register last year, none this year as yet.

Anyone know how sales are going?

I agree pricing is ambitious for a borderline area but they seem to be top-quality build. The larger houses have now gone POA but the 4 bed semis are still €895K. The Daft ad says two houses available but I reckon there’s up to 12 unsold.

http://https://www.daft.ie/albany

https://www.propertypriceregister.ie/Website/npsra/PPR/npsra-ppr.nsf/PPR-By-Date&Start=1&Query=%5Bdt_execution_date%5D%3E=01/01/2018%20AND%20%5Bdt_execution_date%5D%3C01/01/2019%20AND%20%5Baddress%5D=*Albany*%20AND%20%5Bdc_county%5D=Dublin&County=Dublin&Year=2018&StartMonth=01&EndMonth=12&Address=Albany

they are really nice houses, and i know of a few people that were interested but the fact that:

a) its basically right in ballbrack
b) none have sold bar one or two and
c) there are social units
d) they arent budging on price but offering to throw in extras flooring etc

has put them and i presume most others off.

the dalkey manor estate on killiney road also came on stream around the same time with same size houses, fell into the dalkey catchment area for schools and phase one had similarish pricing. They all sold and sold at higher prices in phase 2 but albany has stayed put.

they priced it wrong, 75k less and i think they would all be long sold.

nice estate by the way, really well finished. i think a few are let on corporate lets.

ted1 · 13-11-2019 12:59pm

Caquas wrote: »

I see only three of these houses sold on the Property Price Register last year, none this year as yet.

Anyone know how sales are going?

I agree pricing is ambitious for a borderline area but they seem to be top-quality build. The larger houses have now gone POA but the 4 bed semis are still €895K. The Daft ad says two houses available but I reckon there’s up to 12 unsold.

http://https://www.daft.ie/albany

https://www.propertypriceregister.ie/Website/npsra/PPR/npsra-ppr.nsf/PPR-By-Date&Start=1&Query=%5Bdt_execution_date%5D%3E=01/01/2018%20AND%20%5Bdt_execution_date%5D%3C01/01/2019%20AND%20%5Baddress%5D=*Albany*%20AND%20%5Bdc_county%5D=Dublin&County=Dublin&Year=2018&StartMonth=01&EndMonth=12&Address=Albany

I believe that many are leased to a pharmaceutical company For its management.

Cyrus · 13-11-2019 1:03pm

Caquas wrote: »

I see only three of these houses sold on the Property Price Register last year, none this year as yet.

Anyone know how sales are going?

I agree pricing is ambitious for a borderline area but they seem to be top-quality build. The larger houses have now gone POA but the 4 bed semis are still €895K. The Daft ad says two houses available but I reckon there’s up to 12 unsold.

http://https://www.daft.ie/albany

https://www.propertypriceregister.ie/Website/npsra/PPR/npsra-ppr.nsf/PPR-By-Date&Start=1&Query=%5Bdt_execution_date%5D%3E=01/01/2018%20AND%20%5Bdt_execution_date%5D%3C01/01/2019%20AND%20%5Baddress%5D=*Albany*%20AND%20%5Bdc_county%5D=Dublin&County=Dublin&Year=2018&StartMonth=01&EndMonth=12&Address=Albany

are there larger houses? i thought the 4 bed semis were the large houses.

Mic 1972 · 13-11-2019 6:21pm

I visited the estate about 2 years ago, amazing houses. Asking price was near the 1 million mark, needless to say they have come down a bit since then and haven't sold completely 2 years later
Location is superb, not to be confused with Ballybrack which is near enough but still not that close. You will be closer to Bono/Enya than Ballybrack.
There is a school at walking distance, i'm not familiar with it and millionaire mansions all around. Considering how slow things are at the moment there is probably plenty of room for negotiations

Cyrus · 13-11-2019 6:23pm

Mic 1972 wrote: »

I visited the estate about 2 years ago, amazing houses. Asking price was near the 1 million mark, needless to say they have come down a bit since then and haven't sold completely 2 years later
Location is superb, not to be confused with Ballybrack which is near enough but still not that close. You will be closer to Bono/Enya than Ballybrack.
There is a school at walking distance, i'm not familiar with it and millionaire mansions all around. Considering how slow things are at the moment there is probably plenty of room for negotiations

They were, and still are at 895k.

Its right in ballybrack village, which is a 2 min walk, enya is about 15 min away.

theres no room for negotiation apart from what ive stated above, this is from people who were interested in the last 4 weeks.

Mic 1972 · 13-11-2019 6:39pm

Cyrus wrote: »

They were, and still are at 895k.

Its right in ballybrack village, which is a 2 min walk, enya is about 15 min away.

theres no room for negotiation apart from what ive stated above, this is from people who were interested in the last 4 weeks.

I lived in Killiney for 15 years, i know that road pretty well
If we are talking location that is top class. it's high end neighborhood, Dart station/Killiney beach/Killiney hill are all 10 mins walk

Your local pubs will be in Dalkey, nobody goes to the local pubs in Killiney
Skangers dont come up to the residential estates, i used to go for walks on the hill after work when it was dark. I never once saw a skanger around Killiney Hill Rd

as for prices you can check the drop on the property register

9 Albany Lodge, Killiney Hill Road, Killiney sold in Oct 2018 for €801,762.00
5 Albany Lodge, Killiney Hill Road, Killiney sold in Nov 2018 for €788,546.00

both below asking price

Nothing sold in 2019 so far

Cyrus · 13-11-2019 6:55pm

Mic 1972 wrote: »

I lived in Killiney for 15 years, i know that road pretty well
If we are talking location that is top class. it's high end neighborhood, Dart station/Killiney beach/Killiney hill are all 10 mins walk

Your local pubs will be in Dalkey, nobody goes to the local pubs in Killiney
Skangers dont come up to the residential estates, i used to go for walks on the hill after work when it was dark. I never once saw a skanger around Killiney Hill Rd

as for prices you can check the drop on the property register

9 Albany Lodge, Killiney Hill Road, Killiney sold in Oct 2018 for €801,762.00
5 Albany Lodge, Killiney Hill Road, Killiney sold in Nov 2018 for €788,546.00

both below asking price

Nothing sold in 2019 so far

Its not a top class locaton, hence they havent sold, its a decent location but they are trying to achieve killiney/dalkey prices in bally brack village. The orignal entrance to albany house wasnt on killiney hill road and was a ballybrack address, they changed the access to the site to give it a killiney address, which is fine but its proximity to BB village cant be denied.

https://www.google.com/maps/place/Albany+Killiney/@53.2516828,-6.122126,17z/data=!4m5!3m4!1s0x0:0xaea784026d06fe57!8m2!3d53.2517117!4d-6.1214769

As for the prices i think you need to revisit your analysis, someone as interested in selling prices surely knows that the PPR reports new build prices ex vat, multiply by 1.135 and see what you get. The first one must have been a show house or had a bigger garden as it was more expensive

wowy · 13-11-2019 7:00pm

Mic 1972 wrote: »

I lived in Killiney for 15 years, i know that road pretty well
If we are talking location that is top class. it's high end neighborhood, Dart station/Killiney beach/Killiney hill are all 10 mins walk

Your local pubs will be in Dalkey, nobody goes to the local pubs in Killiney
Skangers dont come up to the residential estates, i used to go for walks on the hill after work when it was dark. I never once saw a skanger around Killiney Hill Rd

as for prices you can check the drop on the property register

9 Albany Lodge, Killiney Hill Road, Killiney sold in Oct 2018 for €801,762.00
5 Albany Lodge, Killiney Hill Road, Killiney sold in Nov 2018 for €788,546.00

both below asking price

Nothing sold in 2019 so far

The Property Price Register excludes vat on new builds, so add the 13.5% back on and you're at €910k and €895k respectively.

Mic 1972 · 13-11-2019 7:50pm

wowy wrote: »

The Property Price Register excludes vat on new builds, so add the 13.5% back on and you're at €910k and €895k respectively.

my house is registered on the property register for the exact amount i paid for it

Albany Killiney- any insights?

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