Priced out of Templeogue? Try Knocklyon

Knocklyon in south west Dublin is one of the capital's greenest suburbs with a high ratio of parkland, playing fields and communal greens in its many housing developments located either side of the M50.

A sprawling neighbourhood bordering Templeogue, Firhouse and Rathfarnham, it's a very traditional suburb with three, four and five bedroom houses accounting for over 90 per cent of the housing stock according to myhome.ie.

Located east of Firhouse and west of Rathfarnham, the neighbourhood is a series of individually designed estates and single homes, located in a number of distinct areas, which are all connected by pathways, making it extremely easy to get around by foot or bike, as well as by car.

The area's border road to the west is the Ballycullen Road and on the Knocklyon side of that road there is a pedestrian bridge that connects this newer part of Knocklyon, outside the M50, with the older side, which includes Knocklyon Shopping Centre and St Colmcille's school.

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Leafy and quiet, with foliage and green space incorporated into every segment of the area and a rather bizarre preponderance of palm trees in front gardens, it's also within easy reach of the Dublin mountains and an easy commute of Dublin city centre  – about a 25-minute drive away, and a ten-minute drive from the rather more expensive areas of Terenure or Templeogue.

What’s the housing stock like?

Individual estates began to spring up in Knocklyon in the 1970s, when the area was still largely considered to be a part of Templeogue.The construction of the M50 in the late 1980s cut through the area, with most of the suburb left on the east of the motorway. However building continued through the 1980s and 1990s on both side s of the motorway and the two sides are linked by a footbridge and by Junction 12 of the motorway.

Who’s buying?

It's an area that people want to stay in, says Carole Ross, Sherry FitzGerald's Templeogue branch manager.

“Many buyers are the adult children of people who first settled in the area. They’re looking for houses that one can be future-proofed: three- or four-bed semis with garages to the side that you can add extensions to.

“We’re also finding that there are buyers drawn to Knocklyon as their second choice of area,” says Ross, “Sometimes out-priced in Rathfarnham, Templeogue, Terenure – their next favoured choice would be Knocklyon. Buyers can see price differences of anything up to €100,000, and a house of similar price in the other areas may require hefty renovations, versus the walk-in property that can be purchased in Knocklyon.”

The combination of large houses in a safe environment is largely attracting second generation Knocklyoners – as the locals affectionately brand themselves – as well as those from slightly more affluent and nearby neighbourhoods in south Dublin. The population is mostly Irish, although sales have been growing among a more diverse community during the Celtic Phoenix – largely Chinese buyers, with some eastern European and African settlers.

What new developments are there?

Knocklyon is a cross-M50 town in that its borders span both sides of the capital's ring road. The land parcel within the M50 is more or less at capacity at this stage. However, outside the motorway, Knocklyon has plenty of space to expand into what is essentially all green space – fields and rural land. As one drives south down the Ballycullen Road, the residential zoning fades off into agricultural land, which could just as easily be Meath or Kildare visually.

Savills sold a nine-acre plot of land with planning permission already granted for 74 residential units, located at the end of the Ballycullen Road on the Oldcourt Road, to an unnamed developer in the fist quarter of this year.

Sherry FitzGerald, have sold around 88 homes at Abbot's Grove on Stocking Avenue, as well as 60 homes at Dalriada on the same stretch, giving an indication of how in demand new builds are in the area. White Pines is to be built on Stocking Avenue, which will comprise 350 units; however, this is technically in Rathfarnham.

In nearby Rathfarnham, Regency and Broadhaven Credit Partners are developing Scholarstown Wood, "which launched last week and is being built on a phase-by-phase basis. They're all three-, four- or five-beds, and starting prices will be early €400k", according to Marc Browne DNG Tallaght branch manager.

A fifth nearby development, Ballycullen Green, will bring a further batch of three- and four-bed semis to the market.

Development is expected on the grounds of the former Augustinian retreat centre, Orlagh – just off the Oldcourt Road, which was purchased by a private investor for €2.85m in February 2017. It’s believed the Georgian mansion and 100 acres of surrounding parkland are to be turned into a private medical centre or hospital facility; however, the developer’s exact plans remain unconfirmed, with Orlagh’s potential as a hotel, spa and resulting social hub for the area, undoubted.

Green space is everywhere

As well as providing all the main options for family homes, Knocklyon's other major calling card as a living area is the abundance of green space, including the Dublin Mountain hiking trails, as well as the numerous nearby parks, such as Marlay Park, Edmondstown Park and Golf Club, Tymon Park and Dodder Riverbank Park to name but a few. Soccer is catered for by Knocklyon United and GAA by Ballyboden St Enda's, who won the All-Ireland Club Football Championship in 2016.

Getting there and getting around

Although Knocklyon feels remote , given how quiet and secluded it is, it's actually well connected to the rest of the city. The M50 runs right through the town and makes connections to the city and also rural Ireland that bit quicker than in say Terenure or Rathgar. Four bus routes run into the town, but locals themselves will admit that the addition of a Luas line would be a game-changer in terms of connectivity to the city centre; it would also bolster local property prices.

Schools and colleges

Knocklyon has one of the biggest primary school in Ireland located within its boundaries. St Colmcille’s has 1,600 primary pupils in its classrooms, with 80 teachers.

Secondary level is also catered for by St Colmcille's Community School. There are other education options in or near the area including Gaelscoil Chnoc Liamhna, Templeogue College and Sancta Maria. However, a place in the non-fee paying Colmcille's is highly coveted by parents. A key factor in getting one of those places is the school catchment-area, which is split down the Ballycullen Road: those east are in the catchment area, those west are not, a crucial factor to consider for those searching the market.

Village life

Village life in Knocklyon centres around four points: The Knocklyon Shopping Centre and three pubs – the Blue Haven, The Knocklyon Inn and Morton's Pub. The shopping centre is anchored around a SuperValu and has a Brambles Deli Café, while Morton's also serves pizza and runs a coffee shop during the day, but in truth there is a lack of a village buzz around Knocklyon. For higher-end coffee shops and restaurants, locals tend to have to drift towards Dundrum and Ranelagh. It's not alone in this aspect with many Dublin suburbs having the same issue.

What’s the going rate for property?

A two-bed apartment over space of circa 60-70 sqm starts at between €250k and €295k, and represents the entry point into the market. A step up from that brings one to a three-bed semi-detached property that starts at circa €390k, but in all likelihood won’t be secured for less than €420k.

A jump up again will bring you to around €450k on the scale, where bidding starts for a four-bed, semi-detached home, with bidding for more desirable four-bed semi-detached homes going up as far as a starting price of €585k. Large detached homes start just shy of €600k and can run up over €1m for the most-prized houses on the market.

FOR SALE

Two-bed, two-bath, terraced house, at 9 Castlefield Orchard for €410k. Agent: Sherry FitzGerald.

Three-bed, three-bath, semi-detached, at 10 Glenlyon Crescent for €425k. Agent: DNG.

Four-bed, one-bath, semi-detached house, at 138 Dargle Wood for €450k. Agent: Sherry FitzGerald.

FOR RENT

Two-bed, two-bath, apartment at Garthy Wood for €1,700 per month. Agent: private.

Four-bed, two-bath, semi-detached house at Templeroan Downs for €2,300k per month. Agent: Sherry FitzGerald.

Four-bed, two-bath, house at Glenlyon for €2,400 per month. Agent: private.

For more information on Knocklyon see https://www.myhome.ie/neighbourhood-guide