Clay Farm, Leopardstown, Dublin 18

Sheep Shagger · 10-06-2019 8:46am

CPTM wrote: »

I was looking at a house out that direction. I'd be taking the Luas to Cowper and cycling from there to work. In the evening I'd be cycling back to Cowper and taking the Luas to The Gallops. For how many stops after Harcourt street would it normally be difficult getting on the Luas during rush hour?

Doesn't really empty until Dundrum.

el Fenomeno · 10-06-2019 9:42am

Are you planning on leaving your bike @ Cowper or is it a fold up bike? If it's the latter, makes it even more difficult to get on as space is at a premium! Depends on the time you'd be getting on.

Though maybe you're talking about the Dublin bikes, but I've no idea if there's a terminal there or not.

The Sandyford Luas has a little bit more room than the Bride's Glen one, though that doesn't help you. Mind you, you could hop on a Sandyford one, get off at Sandyford and then wait for a Bride's Glen one there (which would be a bit emptier at Sandyford than it would at Cowper).

CPTM · 10-06-2019 11:27am

el Fenomeno wrote: »

Are you planning on leaving your bike @ Cowper or is it a fold up bike? If it's the latter, makes it even more difficult to get on as space is at a premium! Depends on the time you'd be getting on.

Though maybe you're talking about the Dublin bikes, but I've no idea if there's a terminal there or not.

The Sandyford Luas has a little bit more room than the Bride's Glen one, though that doesn't help you. Mind you, you could hop on a Sandyford one, get off at Sandyford and then wait for a Bride's Glen one there (which would be a bit emptier at Sandyford than it would at Cowper).

Thanks for the response. I'd leave an old 50€ bike at Cowper with a few heavy locks. It's only a 6 minute cycle from there to work so I could leave an old unwanted bicycle there. The other option is cycling from the gallops to ballsbridge, but I have a mental block about cycling to anywhere in Dublin from outside the M50. At the moment I have a 20 minute cycle.

JDD · 01-07-2019 2:19pm

I get the Luas in the morning at Leopardstown Valley at around 8.30am, and then catch a Luas at Marlborough St around 6.20pm going home.

I get a seat every morning and every evening, though I understand that Marlborough is a good way from Cowper and even at 6.45ish the Luas would be full enough at Cowper. No idea what it would be like earlier in the evening, more packed I'd imagine.

In the morning there are no seats left by Glencairn, and pretty squashed standing room by the time you get to Ballally. Some mornings there are people left on the platform at Milltown waiting for the next train. Definitely no room for a full bike, but a foldy up one would be grand.

ionapaul · 04-07-2019 12:36pm

Looks like the developers are already working on Phase 2, which I think will be located beyond the 'eco park' - am I correct or is it the landscaping for the park that they are starting on? Really interested to see how the latter turns out.

The site planning docs surprise me a bit; it looks as though they build the entire eco park and only then build a permanent road across it to Phase 2. But surely that's a bit arseways?

Also read in the most recent submission to the authorities that the developers are saying that cannot complete the loop road or open any portion of the site up to the completed section of road to the west (where Elmfield meets the main road) as the owners of the land in Kilgobbin Wood (presumably the developers of that estate) are not cooperating. So for the time being all vehicular traffic to and from Clay Farm needs to go through the single entrance opposite the Leopardstown Valley Luas stop. Don't suppose anyone has any more info on what is going on with the loop road or eventual plans to go up to Stepaside?

hmmm · 04-07-2019 6:59pm

They've built the bridge over the river/stream, and are constructing phase 2 buildings on the far side.

I'm not sure what the status of the road is, but there was some discussion about a narrow strip near Elmfield being owned by another developer in the recent planning docs here http://clayfarm1cshd.ie/

The road won't become a through-route to Stepaside, it'll be a loop.

The greenway link to Cruagh estate seems have got the go-ahead and will be starting to be built soon. This will be pedestrian and bike only.

Henbabani · 13-09-2019 1:25pm

The apartments are going for sale for individuals buyers, 285-330k for 1 BDR, 370+ for 2BDR.
If you look carefully on property price register, we can find out that 2 buildings are already sole probably for some cuko funds 189k for 1BDR and 284k for 2BDR.

p15574 · 13-09-2019 1:56pm

Henbabani wrote: »

If you look carefully on property price register, we can find out that 2 buildings are already sole probably for some cuko funds 189k for 1BDR and 284k for 2BDR.

Or - for those prices - maybe the brother-in-law's mother's niece (or something) of someone connected to the planning permission...

JDD · 13-09-2019 4:00pm

One apartment block was bought by the Iveagh Trust - one of the housing charities. This presumably was to satisfy the 10% social housing requirement, and would explain the corresponding cheaper price of individual apartments as obviously the builders can't sell their 10% social allocation (whether it be to the council or to a housing charity) for full market price.

ionapaul · 13-09-2019 4:04pm

I would think that quite a few of the houses and apartments they are building in Clay Farm right now will end up going to REITs, the council or housing charities, at some stage. Prices too high to entice many private buyers, market very shaky, probably easier to sell en masse to a bigger organisation - particularly with the pressure the council and housing charities will remain under to acquire units by whatever means necessary.

JDD · 13-09-2019 4:07pm

I should say I think €330k for a one bedroom apartment is absolute nonsense. I live in Clay Farm, I really like it, it's a lovely estate, but it's not worth €330k for a one bed. You'd have to earning €85k as a single person which is way way beyond the means of most people and certainly the category of the population that would be interested in buying a one bed apartment. It's a ridiculous price, Luas or no Luas.

JDD · 13-09-2019 4:11pm

ionapaul wrote: »

I would think that quite a few of the houses and apartments they are building in Clay Farm right now will end up going to REITs, the council or housing charities, at some stage. Prices too high to entice many private buyers, market very shaky, probably easier to sell en masse to a bigger organisation - particularly with the pressure the council and housing charities will remain under to acquire units by whatever means necessary.

I wonder is this current sale to the private market a sort of "test the waters" into the private buyers market. Obviously they can make more of a profit if selling the apartments individually, but it's no good if they're left with 20% of the apartments in a block unsold for any length of time. So we'll see if these private market apartment get snapped up, and if so, they might not go down the REIT/Council route so often after that.

hmmm · 13-09-2019 9:17pm

There's plenty of couples with no children who could & would spend 330k on a one bed apartment in a good area in my opinion. DLR and beside Luas, Sandyford etc. I expect they will be snapped up fairly handily.

Darc19 · 13-09-2019 9:25pm

Henbabani wrote: »

The apartments are going for sale for individuals buyers, 285-330k for 1 BDR, 370+ for 2BDR.
If you look carefully on property price register, we can find out that 2 buildings are already sole probably for some cuko funds 189k for 1BDR and 284k for 2BDR.

Property price register prices for new builds exclude vat @13.5%

Look at the specs of the apartments and it's superb.

The two beds are mostly 900+ Sq ft, some 1046sq ft. That's the size of a 3bed semi.

370k, @ 330k mortgage, €1400/month

JDD · 16-09-2019 10:41am

Darc19 wrote: »

Property price register prices for new builds exclude vat @13.5%

Look at the specs of the apartments and it's superb.

The two beds are mostly 900+ Sq ft, some 1046sq ft. That's the size of a 3bed semi.

370k, @ 330k mortgage, €1400/month

When you put it that way....

And I have to say, the houses are really well built - excellent sound and heat insulation. I'd expect the apartments will be the same.

nak · 16-09-2019 12:50pm

Darc19 wrote: »

Property price register prices for new builds exclude vat @13.5%

Look at the specs of the apartments and it's superb.

The two beds are mostly 900+ Sq ft, some 1046sq ft. That's the size of a 3bed semi

Not that I've seen, just bought a 3 bed semi that is on the smaller side for a new build and that is 1163sq ft.

JDD · 16-09-2019 4:18pm

I'd say Darc means a small 3-bed (and perhaps not semi-detached). We moved from an end-of-terrace 3 bed house, built 30 years ago, which was about 950 sq ft. Really pokey for a three bed house, but would have been a great size if it was 2 bed apartment.

Nika Bolokov · 18-09-2019 9:50pm

Can't see them getting 330k for a one bed. The one beds across the road in the gallops (nearly ) go for 250 to 270 that's a big premium. They also have parking in all cases and none of the blocks there are owned by a homeless charity or overlook an ESB station / the local tip which surely will be visible from the top floors.

At the absolute height of the property madness the one beds in the Gallops were 330k and it was justified then , during the crash they couldn't be sold for 145 and were rented out

Darc19 · 18-09-2019 10:31pm

nak wrote: »

Not that I've seen, just bought a 3 bed semi that is on the smaller side for a new build and that is 1163sq ft.

These days people want more space, but many of the 1980's and 90's 3 bed semis were sub 1,000 Sq ft.

The 3rd bedroom was miniscule.

In the UK they'll squeeze 3 beds into under 900sq ft!!

selous · 19-09-2019 8:16pm

Nika Bolokov wrote: »

Can't see them getting 330k for a one bed. The one beds across the road in the gallops (nearly ) go for 250 to 270 that's a big premium. They also have parking in all cases and none of the blocks there are owned by a homeless charity or overlook an ESB station / the local tip which surely will be visible from the top floors.

The tip closed in 2004, but it used to be a valley before the 30 odd years of rubbish went in and it became a "mountain",
The land/farm (Jamestown house) that was sold for it was bought for the staggering price (at the time) of £1million (punt) entrance to farm was where entrance is to council offices are now, but way down further.

hmmm · 19-09-2019 9:34pm

Nika Bolokov wrote: »

Can't see them getting 330k for a one bed. The one beds across the road in the gallops (nearly ) go for 250 to 270 that's a big premium.

Don't know about the 1 beds in the Gallops, but the 2 beds are easily clearing 400k.

They also have parking in all cases and none of the blocks there are owned by a homeless charity or overlook an ESB station / the local tip which surely will be visible from the top floors.

The 2 beds down the road in Kilgobbin are hitting 350k second-hand and they're not huge. I think with LUAS alongside, Jamestown Park, and big expansions to Carrickmines etc planned in the next few years, along with good schools and easy access to the Dublin mountains, these will be snapped up - but we'll see. It also helps that in this area you're going to get a lot of upper middle-class/professional types, so there will usually be less hassle with people not paying management company fees etc.

Biggest downside for me would be that it is going to be a long time before the landscaping etc matures - it's pretty grey in Clay Farm when I see it.

Zoz · 25-09-2019 10:20am

Hi Guys,
I am planning to buy an apartment in clayfarm. wanna take ur opinion about the area ? any safety concerns ? any antisocial behaviour or drugs ?

Professor Genius · 28-09-2019 8:27pm

hmmm wrote: »

Don't know about the 1 beds in the Gallops, but the 2 beds are easily clearing 400k.

The 2 beds down the road in Kilgobbin are hitting 350k second-hand and they're not huge. I think with LUAS alongside, Jamestown Park, and big expansions to Carrickmines etc planned in the next few years, along with good schools and easy access to the Dublin mountains, these will be snapped up - but we'll see. It also helps that in this area you're going to get a lot of upper middle-class/professional types, so there will usually be less hassle with people not paying management company fees etc.

Biggest downside for me would be that it is going to be a long time before the landscaping etc matures - it's pretty grey in Clay Farm when I see it.

Why would anyone pay more for Clayfarm than the Gallops?

godtabh · 28-09-2019 8:33pm

Professor Genius wrote: »

Why would anyone pay more for Clayfarm than the Gallops?

Its newer. Its closer to the luas. Closer to Sliab Rua school. Easier to access Dunnes

Professor Genius · 28-09-2019 8:45pm

godtabh wrote: »

Its newer. Its closer to the luas. Closer to Sliab Rua school. Easier to access Dunnes

The lower end of Ballyogan road is quite rough. There seems to be a problem outside dunnes with gangs of feral teens after it closes.

hmmm · 28-09-2019 10:29pm

Professor Genius wrote: »

The lower end of Ballyogan road is quite rough. There seems to be a problem outside dunnes with gangs of feral teens after it closes.

That end is certainly a problem area, and there can be a bit of low-level anti social behaviour on the LUAS as a consequence. With the exception of that though the whole Ballyogan area is largely well-off middle-class and pretty quiet, certainly an awful lot nicer than other suburbs which would attract first-time buyers. One problem is a lack of pubs/cafes etc., although the LUAS can take you into places like Ranelagh pretty quick, and there's one or two up Stepaside/Kilternan direction.

Professor Genius · 28-09-2019 11:03pm

hmmm wrote: »

That end is certainly a problem area, and there can be a bit of low-level anti social behaviour on the LUAS as a consequence. With the exception of that though the whole Ballyogan area is largely well-off middle-class and pretty quiet, certainly an awful lot nicer than other suburbs which would attract first-time buyers. One problem is a lack of pubs/cafes etc., although the LUAS can take you into places like Ranelagh pretty quick, and there's one or two up Stepaside/Kilternan direction.

Dunno where you are getting that idea about Ballyogan being well off. Anything beyond Dunnes on that side of the road down to the roundabout is a no go area. Clayfarm is quite close to this

Royale with Cheese · 29-09-2019 1:25pm

I see the same scummy looking teen wearing the same scummy looking grey tracksuit all the time down by the Dunnes there. I was looking at the Ballyogan estate on street view once and what do I see again? Same teen, same tracksuit.

I've been here nearly 5 years and have never had any issues in the area but I live up by the Gallops Luas stop and am happy enough to be that bit further away from the estate than Clay Farm is. The below happened in there last year which is absolutely fúcking nuts:

https://www.independent.ie/irish-news/garda-fear-footage-of-assault-on-officers-will-be-circulated-on-social-media-36858579.html

pandoraj09 · 29-09-2019 1:30pm

Royale with Cheese wrote: »

I see the same scummy looking teen wearing the same scummy looking grey tracksuit all the time down by the Dunnes there. I was looking at the Ballyogan estate on street view once and what do I see again? Same teen, same tracksuit.

I've been here nearly 5 years and have never had any issues in the area but I live up by the Gallops Luas stop and am happy enough to be that bit further away from the estate than Clay Farm is. The below happened in there last year which is absolutely fúcking nuts:

https://www.independent.ie/irish-news/garda-fear-footage-of-assault-on-officers-will-be-circulated-on-social-media-36858579.html

They're gone from the estate now. The house they were in has been sold, renovated and a family living there now...

hmmm · 29-09-2019 10:16pm

pandoraj09 wrote: »

That's not true, unfortunately. There is a very rough element in Ballyogan and once October starts so do the fireworks, bangers etc that sound like explosions in the area.

I didn't deny that the area around the social housing estate is rough, but every area beside a social housing estate has to deal with fireworks etc at this time of year. You look at other parts of Dublin, and other than a few exclusive enclaves they all have to put up with anti-social behaviour, and people sitting around in pyjamas is the least of their worries.

Other than this estate, all the other estates in the area are generally pretty nice, and some are more than nice.

JDD · 30-09-2019 4:15pm

There is a rough element around Dunnes and Spar. I was walking back from Dunnes yesterday evening, and the bangers had started where the delivery trucks go in and out so I had to walk the long way around the pub.

That being said, I've been here a year now and never got any hassle off any of the kids. Some neighbours have been approached to buy drink for underage kids outside Spar, but that used to happen in Sandymount when I was growing up so that's hardly an indication of the class of an area. There is a larger number of 10-14 year olds around quite late in the evening, which isn't something you get in nicer areas though. I definitely agree that the further you are up the Ballyogan Road, the better.

There's benefits and drawbacks of Clay Farm over the Gallops. On the up side for the Gallops, it's more settled, has fully grown trees, front gardens and most of the houses are semi-detached and have side access. I would have a personal preference for the look of the houses too. But those things are reflected in the price of the houses. 3 beds in the Gallops are generally 10-15% higher in price than the 3 beds in Clay Farm.

However, Clay Farm has some advantages over the Gallops. Most of the 3 beds I've seen for sale in the Gallops (non-extended ones) are around 92-95 sq m, whereas the Clay Farm 3 beds are 107 sq m. So you sacrifice the front garden for space on the inside. In addition, Clay Farm houses are A-rated with roof solar panels, so your electricity bills are going to be a lot cheaper and the house is going to feel a lot cosier. Once the Ecopark opens (it's partially open already) and the pedestrian access to Stepaside opens in spring next year it should be a nice 20 min walk to Stepaside village from Clay Farm, whereas it'd be another 20 minute walk from most of the Gallops. So a few advantages there. Plus I suppose the Help to Buy scheme applies to Clay Farm, but not the Gallops, which would be quite the attraction for first time buyers.

littlecabbage · 07-10-2019 5:08pm

Just wondering if anyone went to the launch? Is it worth buying?
Looks expensive...

ionapaul · 07-10-2019 5:23pm

A friend who lives in the estate sent me a photo of people queuing up on Thursday last week in the rain to buy the apartments! Couldn't believe it as I think the prices are pretty damn high in a Dublin 18 market that has been moving slowly downwards over the past six months or so...

Henbabani · 07-10-2019 5:47pm

ionapaul wrote: »

A friend who lives in the estate sent me a photo of people queuing up on Thursday last week in the rain to buy the apartments! Couldn't believe it as I think the prices are pretty damn high in a Dublin 18 market that has been moving slowly downwards over the past six months or so...

Sounds weird because the lunch was only on Saturday, can’t believe people slept 2 days in the car for those apartments.
The real indicator is to see if they will have more open viewings next weekends.

JDD · 08-10-2019 10:50am

There was about 10-15 people queuing on Thursday evening, presumably because Savills told them that that was the earliest they could queue. The official launch was on Saturday. Given the storm was forecast for Thursday evening/night someone from Savills must have come out to give out tickets because I passed the building at around 8pm and everyone was gone. An acquaintance went to the launch on Saturday and secured a ticket, so they certainly weren't all sold to the Thursday evening queue, but perhaps the 2 beds or 1 beds were more popular, or people wanted an apartment with a certain aspect or whatever.

I went to look at the apartments myself on Saturday. The bedrooms are a good size and the bathrooms, but the kitchen is TINY. It's basically just a corner of the living room. Now, maybe they designed the apartments with young professionals in mind who won't be cooking so much, but they really need to move on from that view. There were lots of young families looking at the apartments.

I'd say the apartments haven't sold out yet, but they might do before the end of the year if the rumours regarding reform of the Help to Buy scheme are correct.

auris00 · 23-12-2019 10:34am

Hi all,

Maple hall is launching at beginning of January, no prices out yet.
Anyone know what the 2 beds in Larkfield hall were selling for?

Also - any tips for reserving one of the apartments? Do people actually queue the day before? Do all apts disappear immediately?

Thanks

godtabh · 23-12-2019 10:36am

auris00 wrote: »

Hi all,

Maple hall is launching at beginning of January, no prices out yet.
Anyone know what the 2 beds in Larkfield hall were selling for?

Also - any tips for reserving one of the apartments? Do people actually queue the day before? Do all apts disappear immediately?

Thanks

When the launches before there were queues from Thursday onwards

Nika Bolokov · 23-12-2019 7:22pm

Area is becoming a litttle bit of a mess plauged with appalling traffic an overloaded Luas and growing amounts of social housing, Ballyogan is due for a major expansion with 120 more council houses to be built at the back of the school never mind the council housing in Clay Farm.

Apartments with no parking and a panoramic view of an ESB substation / Ballyogan Dump and people line up in the rain to hand over nearly 300k for a one bed....at the height of the last boom when everyone went nuts the one beds were 320 in the Gallops....

selous · 28-12-2019 8:50pm

Social apts in The Ash were given out a few weeks back. I know 2 different people who got them, they weren't given them willy nilly either, references, tax, bank statements, earnings, all checked up on.

JDD · 07-01-2020 12:22pm

Nika Bolokov wrote: »

Area is becoming a litttle bit of a mess plauged with appalling traffic an overloaded Luas and growing amounts of social housing, Ballyogan is due for a major expansion with 120 more council houses to be built at the back of the school never mind the council housing in Clay Farm.

Apartments with no parking and a panoramic view of an ESB substation / Ballyogan Dump and people line up in the rain to hand over nearly 300k for a one bed....at the height of the last boom when everyone went nuts the one beds were 320 in the Gallops....

Do you live near Clay Farm? Admittedly the traffic is getting worse, and that is going to have to be dealt with.

At the moment, the Luas is not overcrowded. I get on between 8.15 and 8.30 in the morning, and always get a seat. Yes, when more houses are built and Cherrywood develops that will be different, but right now the Luas this far out is fine.

I know what you mean about the apartments overlooking the substation, but that's only two blocks, and only one side of those two blocks (one of which is a social housing block I believe). Most of the views are of the mountains or over leopardstown itself.

I'm not sure what you mean when you say behind the school. Behind the school is the M50. If you mean the green area beside the school, well they can't be built there as an Educate Together Secondary School is being built there as far as I know. The council are in the process of buying the land from Horse Racing Ireland. If you mean behind the current Ballyogan Estate then fair enough. I guess there are around 250 houses on that estate already. I wouldn't be hugely in favour of it expanding - it's not the worst estate in the world (I lived close to Edenmore for a period about twenty years ago, it's nothing like that), but I guess the fact that you don't have a huge amount of problems from it is because it's a small estate. So we'll see. Having said that, I'm very much in favour of an increase in building council houses as central way to alleviate the homelessness epidemic, so I can hardly be all NIMBY about it.

As to the social housing in Clay Farm, I've met a couple of the mums that have moved into one of the two social housing blocks (their kids are in the same school as mine). Totally lovely. More power to them. And I've literally seen no anti-social behaviour on our estate since the blocks opened six months ago. I'm all for mixed developments.

The prices for the apartments are ridiculous. I'm right with you there. But I suppose if you're forking out €2000 a month rent for a two bed maybe €1500 in a mortgage payment for a €300k apartment doesn't look like a bad option.

DelBoy Trotter · 07-01-2020 12:38pm

JDD wrote: »

At the moment, the Luas is not overcrowded. I get on between 8.15 and 8.30 in the morning, and always get a seat. Yes, when more houses are built and Cherrywood develops that will be different, but right now the Luas this far out is fine.

I would disagree with that. I get on at the Gallops every morning between 8:00 and 8:30 and while I will always be able to get on, I would be lucky to get a seat once every three weeks. However, there have been many mornings were I have seen people being left on the platform at Glencairn as the Luas is almost at capacity when it arrives, so not everybody could get on. Glencairn is a long way from the city centre for the Luas to already be full. The morning commute is much better than the evening one, getting home is a nightmare

JDD · 07-01-2020 12:50pm

In fairness, the seats are few and far between 8.15 and 8.25. The 8.30 tram always has seats. I'm lucky because I get on at Marlborough in the evening, so again, always get a seat. I've only been once on tram where people at Glencairn couldn't get on, and that's when there was some sort of delay and there was no tram for nine minutes, so there was at least twice the people then normal trying to get.

I do feel sorry for the people who live from Ballaly inwards - I'd say they can't get on it between 7.30 and 8.45.

Kriash · 11-01-2020 7:26pm

Did any one did happen to book Mapple hall on Saturday we went there early still got token no starting 22 and were informed that other people got token on Thursday as they were queuing for that day which is preposterous for which we were never informed and the developer is encouraging the people to do so again and again and balming others not themselves this is pathetic.

AstronomyGuy · 12-01-2020 9:59pm

Kriash wrote: »

Did any one did happen to book Mapple hall on Saturday we went there early still got token no starting 22 and were informed that other people got token on Thursday as they were queuing for that day which is preposterous for which we were never informed and the developer is encouraging the people to do so again and again and balming others not themselves this is pathetic.

Hi Kriash, Hope you ended up getting one! I went to view the properties twice and both times the sales agent mentioned that last time people started queuing on the Wednesday evening! Fortunately I was able to keep an eye on things on the Thursdays so once I saw a queue form I was able to join. Speaking to people in the queue, they said they were willing to stay put until sat morning if needs be. I found Savills to be great.

JDD · 13-01-2020 11:47am

Park Developments shouldn't allow people to queue until the opening day. This lark of queuing 3-4 days beforehand is nonsense.

mollser · 13-01-2020 2:30pm

When is the walkway due to open? Looks like a lovely amenity for the area

hmmm · 13-01-2020 3:46pm

mollser wrote: »

When is the walkway due to open? Looks like a lovely amenity for the area

Which walkway? The connection to Stepaside is supposed to take about 6 months to complete.

p15574 · 13-01-2020 4:44pm

Supposed to open in February.

awec · 13-01-2020 4:44pm

JDD wrote: »

Park Developments shouldn't allow people to queue until the opening day. This lark of queuing 3-4 days beforehand is nonsense.

They can't stop it.

They'll give out tickets now because the optics of people having to sit out overnight in the middle of winter are not good.

mollser · 14-01-2020 11:45am

p15574 wrote: »

Supposed to open in February.

That's the one - what you can see from the bridge so far looks terrific - I look forward to that being open!

Clay Farm, Leopardstown, Dublin 18

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