Getting the layout right when renovating a Victorian terraced redbrick is tricky. Obviously, these houses weren't designed for modern living so there's always a question mark over how to extend the kitchen, where to squeeze in an extra bathroom and whether it is possible to let in more light.
The architect owner of 52 Beechwood Avenue Lower in Ranelagh has managed to do all three - and more - superbly. He bought the house two and half years ago for £315,000 (€400,050) and now the completely renovated three bed is for auction through Douglas Newman Good on October 10th, with a guide price of £480,000 (€609,600).
It's immediately clear, once inside the front door, that the house has been transformed. A glazed kitchen and back door make it possible to see right through the bright house to the back garden.
The interconnecting reception rooms are largely unchanged - they still have their original marble and slate fireplaces, but the back reception room now opens, via glazed double doors, into a large family room. Like the rest of the downstairs rooms, it is floored in pine and the emphasis is on letting as much light in as possible. There is a skylight in the ceiling and half of the back wall is made up of slim windows flanking tall glazed doors which open out to the garden. This new room has a high ceiling, a simple fireplace and one wall is fitted with a built-in maple side board topped with black granite.
The kitchen opens off this room and, while it is not big, it is sleek well-planned and perfectly finished. The units are maple, topped with black granite and to the right covering one wall are integrated appliances, a floor to ceiling pull-out larder unit and several cupboards. The sink, oven, hob, and worktop space are across the room and, cleverly, the splashback is a continuation of the black granite.
Upstairs, the layout has been changed to create a dressing area and en suite for the main bedroom. Instead of, in the usual way, running the width of the front of the house, this room now takes up only one of the front windows and runs the depth of the house.
The sleeping area is to the front, the dressing area, fitted with an impressive array of well-planned wardrobes, drawers and cupboards, is in the middle and the en suite is at the back. This is a full-size shower room with modern fittings and maple finishes.
Also upstairs are two further double bedrooms, a family bathroom and a small utility room plumed for a washing machine.
The back garden has been landscaped and includes several seating areas as well as colourful planting. There are double garage doors along with rear access, and a tiny front garden.
