St.Joseph’s Clonsilla

I'm not house hunting so no direct experience with the properties itself but the location is as good as you'd want for Dublin 15. Access to the very scenic Royal Canal is minutes away for long walks or runs and as you stated, train less than 10 minutes walk. There are established residential communities nearby such as Windermere and Portersgate along with the adjacent hospital meaning a lot of wooded/open green areas that makes the overall location look attractive. The shops at Ongar(Dunnes etc) are a 5 min drive or 15 min walk.

The appearance of the built houses and landscaping as I walk by daily seem of a very high standard. It looks like they are building apartment blocks now at the entrance to the development so I don't know how dominant they will become.

I've been looking at these but think they're a bit overpriced. Does anyone agree?

Like these houses are on Meath/Kildare border, 15km out of town and are costing over €300k for a two bed, the whole way up to half a million for a four bed...


Prices below:
"*€315,000 for a mid-terraced two-bed spanning 1,005 sq ft.

*A three-bed mid-terraced style with 1,083 sq ft of living space costs from €340,000.

*A three-bed end-of-terrace design measuring 1,260 sq ft is priced from €390,000, while a semi-detached version of that style is selling for €405,000.

*Prices for a 1,491-sq ft, three-bed semi with a study and two living rooms start at €435,000, while the sole four-bed detached style in this tranche measures 1,561 sq ft and costs from €500,000."

We are in an adjoining development to St Josephs, I have to say I pass the site every day and the finish of the estate and landscaping is really impressive it looks really well (actually 1000% better than ours and we paid the same amount and our estate is finished 2 years), the estate will be linked to the Canal and the estate behind for access to Hansfield village and train station whenever they start on the non residential section of the SDZ, location wise if you are set on D15 (outside of Castleknock) Clonsilla is a decent area, no proper village centre but they are building a new Lidl and coffee shop very close to that development and as always they are promising to Dart the train line beside here in the coming years (albeit who knows what transport projects will proceed when the Covid bill lands).
Price wise they are in line what other developments in the area are seeking.

Only negative for me is there is one access road in and out of that estate and given the size of it I can imagine that will be a busy spot, we have the same issue in ours nearby, other roads exist but the developer refuses to open as they are building everywhere at the minute and like to store there cr*p on the road. Other than that best of luck with your search, IMO the development is in a great spot in terms of transport links, not far from a shop (when complete), access to the canal etc.

I would inquire about how many units are being held for social housing and what % are being sold on the private market, recently up here they have gotten very friendly with the likes of IRES Reit and the other Cuckoo funds so they like to bulk sell blocks of apartments/houses which get rented out with the majority done via HAP, not a major negative but you should make sure you get the full picture the mix of private/rented can sometimes be much higher than they let on. Hope that helps, happy house hunting

doogie! wrote: »

Thanks JammyD, I currently live in Castleknock and love the area but it is out of my budget, and clonsilla is 10 minutes out the road in fairness. It is one thing that is really noticeable in Dublin, a person can drive from Castleknock, to Ashton and onto Finglas in 10 minutes and the price difference is vast, all due to the locality name. I have been in touch with Savills and phase 2 in St.Joseph's is being released in the next few months, they have not confirmed pricing yet but it would not be a surprise if it increased as I think any property drops due to Covid will be on second hand properties, and not on new builds. That is great about Lidl and a coffee shop as it will really enhance the area.

Yeah very much doubt there will be any price drops - no crystal ball but in that price range there is a lot of pent up demand especially amongst first time buyers.. are you set on a new build? there are always a few houses up for sale in Portersgate which is adjacent to St Josephs, very settled mature estate right beside the train station etc and price wise cheaper. Having bought a new build ourselves we will probably opt for a second hand property next, you'd be surprised the amount of work that still needs to go in when you kit out floors etc (you probably know all this) we easily sunk an additional 25-30k in the first year (albeit including appliances and furniture etc)

doogie! wrote: »

Yes i understand but I am single and 35 and just want to get on the ladder, I have been approved for a FTB grant so means I dont have to plough all of my savings into a deposit, the 2 bed in St'Joseph's will suit me perfect. They actually come with a number of units included:

''Kitchens will be fitted with the following appliances; integrated fridge freezer, electric oven, induction hob, integrated. dishwasher, washer / dryer and extractor fan (subject to signing contracts within 28 days)''

I also will apply for the Green Energy mortgage which is fixed for 5 years at 2.45% so a really good rate,

Ah bang on, with the HTB and if the developer offers the appliances your laughing! St Josephs is definitely a contender based on what your saying, there will also be a new estate Barnwell park launching soon - probably will be a bit cheaper than St Josephs but prices havent been released, they offer appliances etc also.

Does anyone know what are management fees?

doogie! wrote: »

Price increase just confirmed,

Not quite as clearcut as to say increase automatically. As quoted, new prices are below:

The Jade 2 Bed + Study 93 1,000 €325,000
The Pearl 3 Bed 101 1,098 €345,000
The Onyx 3 Bed 111 1,190 €400,000
The Garnet 3 Bed 115 1,241 €415,000
The Sapphire 3 Bed 117 1,259 €390,000
The Opal 3 Bed 119 1,281 €410,000
The Ruby 3 Bed + Study 139 1,491 €430,000
The Amethyst 4 Bed 124 1,338 €450,000

Original prices below:

The Jade 2 Bed + Study 93 1,000 €315,000
The Pearl 3 Bed 101 1,098 €340,000
The Emerald 3 bed 107 1,152 €355,000
The Onyx 3 Bed 111 1,190 €400,000
The Garnet 3 Bed 115 1,241 €415,000
The Sapphire 3 Bed 117 1,259 €390,000
The Opal 3 Bed 119 1,281 €410,000
The Ruby 3 Bed + Study 139 1,491 €470,000
The Diamond 4 Bed 124 1,338 €500,000

So in terms of those that were in both:

The Jade - Up 10k
The Pearl - Up 5k
The Onyx - Same
The Garnet - Same
The Sapphire - Same
The Opal - Same
The Ruby - Down 40k???


In reality there are some increases, but they're the exception, and the last decrease is bizarre unless there was a typo in the original list they emailed (quite possible, as 60k or more is a lot to pay for a study!)

doogie! wrote: »

It is one thing that is really noticeable in Dublin, a person can drive from Castleknock, to Ashton and onto Finglas in 10 minutes and the price difference is vast, all due to the locality name.

To be fair, there's more than just a name difference between Castleknock & Finglas.

Best of luck with the house buying, they look like nice builds.

One thing I didn't like with the brochure is the pictures of the local amenities. They have Myos & the Anglers Rest in there as well as a picture of Castleknock village as opposed to Ongar & Clonsilla which are closer.

doogie! wrote: »

Price increase just confirmed,

Probably not the right thread for it but for the cheapest 3 bed (€325,000) with the current central back mortgage rules you'd need a €84,000 salary assuming a 10% deposit.

For the cheapest 4 bed (€450,000) you'd need a €116,000 salary with a 10% deposit.

Not running down the area I'm currently renting in it, but it is close to impossible for sub €65k salaried people to afford even houses in Clonsilla.

They all use the same tactics up here, look at Barnwell Park, Hansfield Wood etc they all cite the amenities of the Phoenix park, great transport links etc. All marketing BS..

This was our brochure its the adjoining estate to St Josephs http://theparkhansfield.com/location/

Here 2 years - we still have no Park yet completed (ironic given its name) and I have never been able to get a 30 minute bus into town (at least an hour and can be up to 2 hours coming home) from the area. They also don't mention the 15-20 walk to the train station before you board and also trains never take 25 minutes and the timetable on the Dunboyne line is crap, last train is 6:30 / 7pm and no trains between 1 and 4 pm.

They also failed to mention they would sell 100 of the houses to a REIT and we would end up with a 60 / 40 % social private mix.

If you want a laugh the billboard is still up on the Allendale roundabout and says take the next left to the Park (this entrance still isn't open used by the builders to store cr*p). Definitely do your research, the glossy brochure exaggerates the positives which aren't always as convenient as they make out to be.

Saying that St Josephs looks like it will be a great estate from what I've seen of the build activity. Also Glenveagh are a far more reputable builder from what I can see of their other estates.