DescriptionNever was it truer to say that the devil is in the detail as in relation to 11 Arran Road, a fully renovated three bed semi-detached period property in a small enclave off Home Farm Road with an impressive façade that has been recently repointed with full brick finish is complimented by granite lintels and sills. Built c. 1916 by master builder, Joseph J. Flanagan, the house has double glazed timber sash windows in keeping with the era in which this property was built. There is a charming railed garden to the front well stocked with trees and shrubs and pedestrian side access leads to a beautiful west facing fully landscaped rear garden with gravel and raised flower beds edging the garden. A recessed porch with quarry tiling leads to the front door and in turn to a beautiful and stunning entrance hall. The entrance hall has an ornate plastered arch which is an original feature of the property in conjunction with coving, centre rose, Victorian style floor tiles and antique radiator. There is 2.95m high ceilings throughout the original portion of the house in hallway stairwell leads to first floor level. There is a utility area plumbed for washing machine under the stairs and a wet room with contemporary bathroom fully tiled and window to side. Two reception rooms are stunning light filled rooms with original fireplaces. To the front, the reception room has a new multi fuel burning stove and a bay window overlooking Arran Road providing a great deal of natural light. A large window has been added to the rear reception room that has greatly increased the amount of natural light coming through and there are also original fireplaces and floorboards to both reception rooms. There are charming original sliding doors between the two reception rooms.
There is a beautiful bespoke white gloss kitchen designed specifically for this kitchen area with integrated NEFF appliances and recessed lighting. A small rear porch with cloak area leads to the side passage and in turn to the rear garden. The contemporary extension housing a living/dining area off the kitchen and again taking full advantage of the west and south facing aspects with velux windows and windows to three aspects and sliding patio doors lead to the charming west facing rear garden.
Generous first floor return accommodates an airing cupboard, the family shower room which has a double shower, fully tiled, two windows providing ventilation and high-quality sanitary wear and a double bedroom to the rear with built in wardrobes and window overlooking the rear garden. First floor level houses the master bedroom to the front which runs the full width of the property and has two windows overlooking Arran Road it also has built in Komandor (Kube) wardrobes. Bedroom 2 is a generous double with an original fireplace and large window overlooking the west facing garden. Stira stairs provide access to an attic room currently used as storage, which is suitable for conversion.
Built by JJ Flaherty who also built Wellpark Road, Achill Road and various properties in this era. The property was formerly owned by Sisters of the Holy Family of Bordeaux order who had an oratory to the rear.
Arran Road is a most well regarded, peaceful road in the heart of Drumcondra village. No. 11 is situated within walking distance of a host of local amenities including shops, eateries, The National Botanic Gardens and excellent schools and universities. It is also situated within walking distance of Dublin city centre and the surrounding area is well serviced by numerous bus routes. The M1 and M50 motorways and Dublin international airport are within a fifteen-minute drive of the property. Drumcondra train station and the proposed Metro station at Griffith Park are both within a ten-minute walk.
A schedule of Works Undertaken:
2015 - roof works completed:
-new membrane & roof tiles on main roof and return roof
-interior structural reinforcement to main roof
-installation of folding attic stairs
-chimney stacks of the main house rebuilt and all flashings replaced
-roof of the bay window replaced and insulated.
2018 - full interior renovation:
-complete rewiring, new electricity meter installed externally
-complete replumbing and new heating system including high efficacy gas boiler and new radiators throughout. Pressurised water system for showers and taps. New mains water connection
-new windows throughout, new rear door and patio door
-main family bathroom complete fit out
-new shower room constructed on ground floor
-structural works to create open plan kitchen, dining/living with velux roof windows and internal insulation
-full fit out and finishes
-cleaning, repointing and sealing of redbrick facade
-new guttering to front bay window
-monitored intruder and smoke detector 'smart' system installed (phonewatch)
-'smart' thermostat and zoned heating control system installed (Hive)
-bespoke sliding wardrobe to master bedroom by Komandor (Kube)
-new multi-fuel inset stove in the main reception room
Appliances: all newly commissioned November 2018
-Neff ‘hide & slide' oven with variosteam
-Neff ‘hide & slide' single oven
-Zanussi integrated dishwasher
-Whirlpool 50/50 integrated fridge freezer
-Siemens 60cm induction hob
RoomsEntrance Hall: - 3.50m x 1.40m
Entrance hall via recessed doorway, hallway with original style tiling and original coving with ornate arch, dado rail, antique style radiator and centre rose, a 2.95m high ceiling and mosaic tiling.
Inner Entrance Hall: - 6.10m x 1.60m
with mosaic tiled floor, stair well to first floor level with under stairs storage, utility area under the stairs with folding antique style doors, plumbed for washing machine and separate tumble dryer with additional shelving.
Wet Room: - 1.65m x 1.15m
with shower, WC, WHB, fully tiled, window to side for ventilation and vertical radiator.
Kitchen: - 4.65m x 2.65m
Contemporary bespoke kitchen white gloss with quartz countertop and NEFF integrated appliances, window to side, hob, and extractor hood.
Rear Porch: - 1.20m x 1.25m
with cloakroom area and door to pedestrian side access and rear garden.
Living/Dining Area: - 4.65m x 4.20m
Contemporary extension with velux windows and vaulted apex roof, sliding patio door (aluclad) with almost floor to ceiling glazing, accessing a west facing landscaped rear garden, wood grain effect ceramic tiling.
Reception Room 1: -
Reception Room 2: - 3.9m x 3.35m
Two interconnecting reception rooms, with 2.95m high ceilings, original coving, ceiling roses and picture rails. Reception room 1 with bay window new double glazed timber reproduction sliding sash windows, and original wooden mantel piece. New multifuel stove. Sliding doors to reception room 2 with original brass handles. Reception room two with original tiled fireplace and slate mantle, large picture window. Sanded floors, antique style radiators.
First Floor Return: -
Landing: - 2.10m x 1.85m
with airing cupboard.
Shower Room: -
Contemporary shower room fully tiled with double stand in shower and two windows, high end sanitary wear with sink and WC, vertical radiator, and recessed lighting.
Bedroom 3: - 3.45m x 3.15m
Double bedroom with window overlooking the rear garden access to attic and built in wardrobes.
First Floor: -
with stira stairs access to attic space and large window providing light. Feature light fitting.
Bedroom 2: - 3.50m x 3.90m
Double bedroom with window overlooking rear garden, original feature fireplace and picture rail. Double built in wardrobes.
Bedroom 1: - 4.05m x 5.15m
Large double bedroom running the full width of the property with two double glazed timber reproduction sliding sash windows overlooking Arran Road, 4 meter built in Komandor (Kube) wardrobes.
Attic: - 3.60m x 3.50m
Attic for storage with access via stira stairs and suitable for conversion.
FeaturesFull brick façade recently repointed with sash windows, granite lintels and sills.
Entrance hall with 2.95m high ceiling, original coving, centre rose and arch and Victorian style tiling.
Two original fireplaces in front reception rooms.
Large window added to rear reception room to bring in light.
Utility area off hallway. Contemporary stylish bathrooms.
Contemporary extension to rear.
Landscaped west facing rear garden.
Pedestrian side access.
Bespoke white gloss kitchen.
OutsideRear Garden: 6.05m x 5.75m
Fully landscaped rear garden with gravel edged with raised flower beds well stocked with mature trees and shrubs and a west facing aspect. Large pedestrian side access running down side of house with side access to rear garden area.
Front Garden: 4.60m x 6.00m
Cast iron railed front garden with quarry tiling to recessed doorway and onto entrance hall. Well stocked garden with flowers and shrubs pedestrian side access to rear.