Rooms with a view: Renovation project on Rock Road for €1.25m

Number 122 Rock Road in Booterstown is currently laid out as a suite of offices. To best understand the property’s potential, it’s worth checking the planning permission – granted in October 2017 – which allows for the property to be reinstated to a 285sq m (3,067sq ft) family home.

In its current layout, the door to the garden level is closed off – as this is used as a separate apartment, self-contained with its own side entrance.

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Rear, 122 Rock Road, Booterstown, Co Dublin

Because potential bedrooms in the main property are currently a mix of kitchen, store rooms and office space, the end result on returning the property to a family home could give four large bedrooms – the principal on the upper floor takes in the entire view of Dublin Bay across to Howth.

On the middle floor a very generous room – again with superb views – would make an elegant drawing room, not least because it lies above the flow of traffic on the busy Rock Road. New owners will want to change the current windows to triple-glazed sash types, both for aesthetic reasons and to block traffic sound.

Amalgamating the garden level back into the house would provide a large open kitchen/dining and informal living room, in addition to a utility and study.

The rear garden, set over two levels, though not particularly large has scope for improvement.

Busy road

The house sits on the edge of Rock Road, a major artery to and from the city centre, which probably makes this property unappealing for families. However the selling points – a 285sq m (3,067sq ft) property with good sea views across the road from a Dart station and Booterstown park and sanctuary along with the nearby strand – are compensation for the lack of a large garden.

Next door, the property's twin, number 124, sold in the depth of the recession for €535,000, although the house was not as large at 250sq m. A transaction appears on the property price register showing 122A (the apartment) sold for €250,000 in 2017. "This was done for tax purposes, transferring from one company portfolio to another," says DNG agent Dan Steen who is handling the sale. The house and apartment are seeking €1.25 million.