Blackrock: €810,000 & €1.1m At any house viewing there's always one half of a couple trying to explain to his or her mystified partner how the house could be made better if only this wall was punched through; the kitchen extended this way or that, or, if it's particularly irritating couple, one of them pronouncing on the potential for acoustic brightness in the space.
That's the thing about houses requiring total renovation, unless you can tap into "the vision thing" it's often a bit difficult to see beyond the holes in the floorboards and the grim excuse for a kitchen.
Not at Hyde Park Gardens in Dublin's Blackrock - to get a really clear idea of "before" and "after" all you have to do is cross the road. Unusually, two houses on the quiet cul-de-sac, directly opposite each other, have come on the market at the same time with Lisney; one, number 3, is in original condition; the other, number 4, has been completely renovated. If a viewer in dilapidated number 3 can't imagine what the house might look like after the builders have been and gone, all they have to do is cross the road and see the light filled, modern family home that's been created in the same space.
Can you put a price tag on getting a great house without the hellish business of dealing with builders in a project that is likely to take a whole year? Buyers will have to decide if a house in walk-in condition is worth the extra money, the totally refurbished number 4 is guiding €1.1 million, the fixer-upper number 3, €810,000. Or it could get down to the garden. Number 3 is south-east facing at the back, and so could be a more attractive proposition for some than the mostly north-facing garden in the house across the road.
Both houses started off in 1950 as spacious, upmarket semi-detached four-bedroom family homes with great gardens and a garage. The road, off Mount Merrion Avenue, is much sought-after, and houses on it don't come up for sale very often.
Don't be fooled by the new windows in number 3, they are the only new additions, inside it's still in original condition right down to the wall paper that looks like it was first put up 50 years ago and the flag stones in the very basic kitchen. Downstairs there are two reception rooms, a kitchen and toilet. Upstairs there are three good doubles, a single and a separate bathroom and toilet. The garden at 37 metres (121ft) is overgrown but could be brought back and extended into. Gross internal floor area, including garage is 136sq m (1,464 sq ft).
The owners of number 4 bought just over four years ago and sensibly lived there for two years without doing very much. Then they totally renovated, extended and changed the layout so all the work is very new. Whoever now buys it will have nothing to do except put their clothes in the fitted wardrobes. Kitchen appliances, curtains, carpets and even the children's treehouse are included in the sale.
The garage has been turned into a home office and incorporated into the house; a new, and very smartly appointed pitched roof kitchen was added at the back, and the back reception room was extended with glazed doors opening out into the approximately 42.5-metre (140ft) back garden.
The garden has a sandstone patio, vegetable garden and mature trees. Double doors now link the front reception room with the back and the ground floor has been covered with solid oak. There's also a utility room and a shower room.
Upstairs, aside from the decoration in the four bedrooms, the biggest change has been to knock the toilet and bathroom together and the fittings include a Jacuzzi bath. The whole area has a very contemporary feel and it's a bright and welcoming family home with 168sq m (1,800sq ft) of space.
Lisney will auction number 4 with a guide of €1.1 million on June 8th, and number 3 with a €810,000 guide goes under the hammer on June 9th.
