Duplex living: Cheaper than a house, same amount of living space

The duplex – or two-storey apartment – can fall between stools for property buyers; down-traders and families with small children are often deterred by the steep steps involved.

But for first-time and toddler-free buyers, it can offer the advantages of a three-bed semi. It feels like a house set on stilts as it usually sits over the first and second floors of a development, so far more light streams in than into a typical semi, says agent Nicola Vance of Baker Vance.

“Generally it is also less expensive to buy per sq ft than a house,” says William Bradshaw, senior negotiator at DNG Stillorgan. “It feels like a house, but can cost as much as €100,000 less than a house, with the same number of bedrooms, in the same area.”

Vance is selling number 59 Saran Wood, a large, three-bed unit of 112sq m (1205sq ft) on the outskirts of Bray for €320,000.

What €250K buys in Inchicore, Castleknock and Mullingar

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Sutton original with sunny additions for €925,000

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We’re paying €1,000 annually in management fees, where is this money going?

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“Situated opposite an open green space with views of Bray Head and balconies front and rear it is larger than most three-bed semis in Bray and is about 20 per cent cheaper.”

These properties often include attic storage space for all those bulky items that don’t see everyday use, like files, suitcases and Christmas decorations.

“They tend to be attractive to investors too,” says Michael McDonagh, agent at Youngs. “The rent you can earn is sometimes more than for an apartment but not as much as a house.”

"Duplex units became prevalent in Ireland in the 1980s through to the early years of 2000. They were popular with first time buyers and other owner-occupiers as well as investors. People trading down liked the ones that had their own hall doors," says David Lawlor, director at Hooke & MacDonald. Following the market collapse their construction stopped almost entirely after 2007.

“In the last two years we have found strong demand for new and second-hand units, with the latter selling within four to six weeks. All 24 duplex units at Hawthorn, on Bird Avenue in Clonskeagh, a new development launched last May, sold out within a week or so.”

There are downsides. A duplex is not freehold and most carry management charges that can vary from about €600 to €2,000 per annum, including bin charges. Many of the older blocks have electric storage heating and some don’t have mains gas piped into the estate so utility options can be limited.

Another consideration is that there can be noise transference between floors to the person living below, though this could be addressed through added insulation.

“A major plus for buyers is that it is one area of the market where they are not competing with down-traders who generally prefer to buy houses or apartments set over one floor,” says Graham Bell of Bell Properties. “It is a good alternative to a townhouse.”

FIVE TO BUY:

3 Leeson Park Way, Chelmsford Road, D6
€575,000, Youngs
Annual management fee: €1,200

One of just four properties in this purpose-built residence, number 3 is a four-bed, two bath property of 92sq m (990sq ft). Constructed in 1992, it is south-facing to the front, comprises three doubles and one single, a northwest facing balcony and has access to a communal garden.

29 Waterside Drive, Malahide, Co Dublin
€335,000, Kevin Flanigan Estates
Annual management fee: €720

This three-bed, two-bath, own door unit comprises 122sq m (1,313sq ft), and is situated in a large estate, built by Cannon Kirk Group in 2013. Close to the M50 it has a separate sitting room, a B1 Ber rating and and a 3 sq m (32 sq ft) balcony overlooks a grassy central courtyard. A former show unit, and though five years old, it has never been occupied and so qualifies for the help-to-buy scheme.

12 Redcourt Oaks, Seafield Road, Clontarf, D3
€495,000, Sherry FitzGerald
Annual management fee: €685

Built by McGreevy & Sons in 2003, this three-bed end of terrace property has 95sq m (1022sq ft), and is one of 17 duplexes in a complex of 121 residences. It has an open plan kitchen-cum-dining room leading through to a living room with an electric fireplace. This space opens out to a balcony. The master bedroom spans the width of the unit.

8 Crannagh Hall, Landscape Road, Churchtown, D14
€595,000, Barker Vance
Annual management fee: €1,780

A two-bed built in 1993 by Langarth Properties and renovated by the owner in 2013. Situated off Braemor Road it measures 105 sq m (1130sq ft) and comprises a smart L-shaped kitchen, a living room with an open fire and plantation shutters for privacy. Each of its two, sizeable dormer style bedrooms, is en suite.

14 Mount Sandford, Milltown, D6
€550,000, Bell Properties
Annual management fee: €1,800

This brick-fronted three-bed was constructed in the late 1980s and is surrounded by mature trees. Measuring 80sq m (861sq ft) it has a west-facing balcony of about 10sq m (108sq ft) off the living room where there is a corner fireplace. With electric storage heating throughout, it has painted units in the kitchen and is situated at the Ranelagh end of Milltown.