88 Haddington Road, Ballsbridge, DUBLIN 4

This is an outstanding opportunity to acquire an extremely elegant residence which has been lovingly restored and renovated throughout by its present owners, with meticulous attention to detail to create a home of great charm and character.

The accommodation which extends to 2750 sq. ft./255 sq. m (approx) is laid out over 3 levels and currently includes a spacious self contained 2 double bedroomed apartment at garden level, making it ideally suited for a variety of uses such as a home/income, home with self contained office (subject to pp) or for reinstatement back into the main house.

On entering the gracious entrance hallway you will be struck by the property's wonderful light and elegant proportions. The gracious proportions and character of the home is also evident in the two excellent intercommunicating reception rooms. On the return is a good sized kitchen which is fitted with an excellent range of Shaker Style wall and floor units. Off the kitchen is a large sun terrace, which takes full advantage of afternoon and evening sunshine. Steps lead from here to a lovely secluded and sunny walled back garden. On the hall floor return is a light filled bedroom/studio with a very well appointed shower room en suite.

At first floor level there are 3 further good sized bedrooms. At the top of the house is the main bathroom.

The appeal of this very impressive home is further enhanced by its exceptionally convenient and historic location directly overlooking the old Beggars Bush Barracks at the Shelbourne Road end of Haddington Road and within minutes walk of an excellent range of local shops restaurants and schools. Many of Dublin's Commercial Headquarters, including the I.T. Communications hub of South Docklands which include Google, Linkedin and the IFSC are also within walking distance.

The recently completed state of the art Grand Canal Theatre and National Conference Centre are also within easy reach. Within 15 minutes walk are some of Dublin's Premier Retail Streets such as Grafton Street, Dawson Street etc and the recreational and cultural amenities of Merrion Square, St. Stephens Green and Herbert Park. Local DART and Luas stations include Grand Canal Dock and Charlemont Luas.

Gas Fired Central Heating
Fully Alarmed
TV and Telephone Points
Satalite Dish

SCHEDULE OF WORKS COMPLETED BY CURRENT OWNER:

1989
1. Rear garden walls rebuilt in natural stone by Stonemason including Patio and steps to garden with retaining wall.
1992/3
2. Substantial refurbishment:
2.1 Attic and roof strengthened to accommodate two large independent water storage systems, one for the main house and one for the garden flat.
2.1.1 Replaced some roof joists, valley boards and the wall plates.
2.2 New Potterton Profile Gas Fired Boiler with new central heating throughout the main dwellinghouse on the upper two floors.
2.3 Entire property on three floors replumbed with new hot and cold and foul water systems. High levels of insulation applied.
2.4 Built new suspended bathroom in top hallway serviced by new stairs.
2.5 Built two storey extension of approx. 400 sq. feet, comprising kitchen on first floor and bedroom/bathroom on ground level added to rear of dwellinghouse incorporating double glazed windows and doors.
2.5.1 Grohe Power Shower fittings.
2.5.2 Added under stairs WC.
2.5.3 Built “passthrough” from kitchen to dining room.
2.6 Garden level flat fully refurbished and replastered with two hour fire burning capacity added to the ceiling and to assist with sound proofing. All ceilings replaced.
2.7 Garden level asphalt floor which had been in the property, resealed and all exterior walls and plasterwork damp proofed with Heydi Hi compound under expert supervision (Quigley, Blackrock). The garden level has since been dry and easily heated.
2.8 Garden level - all lintels raised and new windows and doors throughout incorporating double glazing to all exterior doors/windows.
2.9 Replaced entire foul water system at and below ground level by excavating and replacing with new outflows, traps and central outflow pipe to front public sewer at under floor and ground levels.
2.10 Ventilation throughout the garden level.
2.11 Property on three floors substantially rewired with two independent fuse boards.
2.12 New natural gas supply pipelines and meter to gas central heating at Upper 2 levels.
2.13 New electrical wiring to storage heaters in garden level.
2.14 French doors added to rear garden level bedroom. Ornate steel security shutters fitted.
2.15 Outward opening security doors on rear of garden and first levels with steel window security guards, on doors and windows.
2.16 Plaster ceiling in second floor rear main bedroom replaced.
2.17 New front main entrance plaster columns and portico added and front entrance surrounding the front door remade by the “Old Mould Dun Laoghaire”.
2.18 All front exterior granite features including steps cleaned and resealed.
1997
3. Front steel gates and railings replaced.
3.1 Front pedestrian entrance and driveway remade with architectural salvage granite and redbrick finish, to suit original house materials.
2004
4. Roof refurbished, insulated, refelted and reslated, roof valleys remade and releaded, chimneys repointed, chimney pots re set and all areas lead flashed throughout.
4.1 Granite coping stones reset on front elevation.
4.2 New Gutters, down pipes and wallboards installed.
4.3 Velux window installed at exit to roof valley and glass trapdoor to improve light in upper hallway
2006
5. A third storey room of approx.200 sq ft added to the rear extension with glass wall and ceiling combined with bathroom ensuite with separate hot water system and two velux windows.
5.1 Cedarwood cladding added to exterior of first and second level rear extensions.
5.2 Independent hot water immersion plumbed to Ensuite Bathroom, with Grohe Power Shower.
5.2.1 Floor and floor to ceiling travertine/marble tiling throughout.
5.3 High level of wall and attic insulation throughout. Patio type double glazed Rationalle glass doors to gable.
5.4 French Oak wide plank flooring.
5.5 Feature double glazed glass ceiling.
5.6 High level of insulation to plumbing system.
2009

6 Front main entrance granite steps and underneath reset and resealed.
201
7. Main entrance door refurbished, insulated and refitted.
7.1 Replaced entrance hallway with natural wood floor
7.2 New Double glazing sashes (save the dining room where original Georgian window was reworked and preserved) and draught proofing system fitted to front and rear windows of main dwelling house. Double glazed units include the new “K” glass heat retaining system by Pilkingtons. Windows and refurbishment / conservation works done by Philip Kennedy Windows.
7.3 New “White River” Decking and under storage shed added to ground/first floor rear garden set on steel frame to allow for the future addition of a Conservatory to adjoin kitchen on first floor.
Dated the 30th day of August 2011
   Signed ____________________________
    Owner

GROUND FLOOR

Hall

Drawing Room 4.62m x 4.88m.

Dining Room 4.32m x 5.50m.

Kitchen/Breakfast Room 2.96m x 5.72m.

Guest WC

FIRST FLOOR

Bedroom 1 4.56m x 5.52m.

Bedroom 2 2.96m x 5.68m.

Bedroom 4 2.84m x 3.28m.

Shower Room 1.84m x 1.96m.

Bathroom 1.92m x 1.68m.

Entrance Hall

GARDEN LEVEL

Living/Dining Room 6.14m x 4.44m.

Kitchen 2.92m x 5.94m.

Bedroom 1 4.18m x 5.18m.

Bathroom 1.95m x 2.08m.

Bedroom 2 2.92m x 3.60m.

2, 750 sq ft / 255 sq m of extremely well appointment and elegant accommodation
Superbly convenient location
Self contained garden level apartment
Off street parking
Private and sunny landscaped rear garden
Gas fired central heating with electrical storage heating at garden level
Fully alarmed with numerous security features
New double glazed sash windows (with exception of one which has been reworked and preserved)

Coming out of town, travel along Baggot Street Lower come over the bridge. Take the first turn left which brings you onto Haddington Road the property is on the left hand side opposite Beggars Bush.

Strictly by appointment with Sherry FitzGerald Ballsbridge on 01 237 6300