Leafy suburb that needs to branch out

IN . . . BALLYBRACK:With a great location and good links, pretty Ballybrack village seems to have it all. But there aren't many reasons for stopping, says Paul O'Doherty

INITIALLY, THERE'S a lot to like about Ballybrack village centre, where some thought has gone into giving it a Continental feel - the tiny piazza and monument, for example - that invites you in for more.

Leafy, with meandering roads disappearing up and down lanes and into greenery and trees, and situated on the side of a hill with mountain views, close to the sea, it's, however, eye candy for the passer-by. A wasteland masquerading as a dream. Where are the cafés, the adventurous restaurants, the communal life, the reasons for stopping? Anyone?

How's the market?

Estate agents are all pretty much in agreement with Dooley Auctioneers' Alan Fitzhenry acknowledging it "has slowed down undoubtedly but there is a good, strong demand for the area with people having one eye obviously on the Luas which is coming to Cherrywood close by. And, the area has also come on leaps and bounds over the last couple of years."

Home Locators' Padraig Kavanagh notes: "There is activity, although buyers are still very cautious. Remax's Tom O'Higgins says: "It's very poor, with the lower priced properties moving quicker but not in any great volume. However, there is no sign of the market bottoming out at-all, at-all." Ruth McKenna Properties' Ruth McKenna goes a little further saying that "it's down 20 to 25 per cent".

Into what's available, a rare one-bedroom apartment with west-facing balcony and car-parking space at a newish development, close to the village at Ridge Hall, is still obviously over-priced at €330,000 (down already from €350,000) and will be lucky to get €285,000. While a two-bedroom apartment with balcony at the same development on the top floor might possibly come with similar reservations at €385,000.

Into the houses, a mid-terrace cottage on Dale View with reasonable-sized garden with rear entrance is again for the birds at €390,000.

Going up to the three-beds, there are a couple of properties in Oakton. A semi close to the shopping centre is on the market three months, down €15,000 to €440,000, while another with a side extension, conservatory and low-maintenance rear garden is down €30,000 to €515,000 after four weeks. There's also an end-terrace house with front and rear gardens, which recently moved agents, now available on Coolevin at €410,000.

Into the four-bed division, there are two houses at Charville - a three-house development with adequate back gardens on the old Bank of Ireland site - on the market now over a year looking for €649,000 each (down from €750,000 or just under 15 per cent), although sellers would probably except less. Lastly, there's a five-bed with a spacious back garden on Ralahine, yours for €570,000.

Incidentally, the last big development in the area - Ridge Hall - sold out quietly some time ago with possibly very minor deals, say Hooke & MacDonald.

And to rent?

Like everyone else in the area Dooley Auctioneers' Alan Fitzhenry maintains, "while it has eased off a little, it is holding its own and is as good as ever" with Home Locators' Padraig Kavanagh suggesting some people "are offering below the asking price and in some cases, if it's a reasonable offer, some landlords are accepting". Remax's Tom O'Higgins says: "It has held up remarkably well, although some properties might be down €50."

Into the stock, there are not many options with a top floor flat in a semi-detached house on Church Road, a little expensive at €1,100 a month, while the two-bed apartments at Ridge Hall are fighting it out between €1,250 and €1,350 a month. Three-beds at the same scheme will cost you €2,000 a month with a semi-detached house in Meadow Court keenly priced at €1,300 a month.

Going out?

With the exception of a couple of pubs, the village is very poorly serviced. The only consolation? It's close to Blackrock and Dalkey.

Price of a pint

€4 in the Ramblers' Rest.

Good for families?

With a lack of crèche facilities and a real journey to the children's hospital, there are two primary schools in the area with secondary schools in Killiney, Sallynoggin Loughlinstown, and Cabinteely.

What's to do?

Great spot for walking and cycling (but not at night) and it's near Killiney beach.

Locals say

"Everyone is sound" (Lisa O'Connell).

"There's a problem walking at night with the robbed jammers" (Peter Kelly).

"The village badly needs a good coffee shop" (Jessica Hall)

"There's always a bit of action around here" (David Crangle).

"The Italianisation of the village - the fancy stonework and unusual brickwork - has transformed something out of nothing" (Bill Hamlyn).