35 Herbert Avenue, Merrion Road, 4

www.huntersestateagent.ie

For Sale by Private Treaty

Hunters Estate Agent is delighted to introduce 35 Herbert Avenue to the Sandymount such as Star of the Sea St. Matthews and Educate Together market. Extending to a very generous 188 sq.m / 2,024 sq.ft, this very are also within walking distance. Recreational amenities are well provided fine late Victorian period property is conveniently tucked away on a quiet for with , Elm Park Golf club, the RDS showgrounds and Aviva residential road just off the Merrion Road near St Vincent’s Hospital. The Stadium all within easy reach. It is also well served by extensive transport property boasts elegant accommodation with generous proportions and links including Sydney Parade and Dart Stations and the 4, 7 a wonderful quality of light throughout. Many of the period features have and 7a bus routes. been retained, including fire surrounds and decorative plasterwork. There is the further benefit of an extensive mature west-facing rear garden Viewing is essential and highly recommended. and off street parking and adjoining shed. There is superb potential to further extend the property, subject to planning permission, especially given the wide side access and large rear garden. This instantly appealing SPECIAL FEATURES five-bedroom, semi-detached family home must be viewed to be truly appreciated. The discerning purchaser is offered an opportunity to acquire » Period residence of c. 1898 a property of true distinction in a highly sought-after location, within » 5-bedroom semi-detached property a leisurely stroll of Sandymount Strand, and Sandymount villages and indeed the city centre. » Extending to approx. 188 sq.m / 2,024 sq.ft » Many period features remaining Upon entering the property, one is welcomed by a spacious hall leading to the principle rooms of the property and the staircase rising to the first » Gas fired central heating floor. To the left there is a generous drawing room flooded with light by the » Quiet cul de sac location large box window. The drawing room opens to the dining room through the » Stunning west facing rear garden of c. 113 ft original folding doors. Both rooms have the benefit of period fire surrounds and plasterwork. To the rear there is a kitchen breakfast room and a » Within walking distance of Ballsbridge & Sandymount shower room. Rising to the first floor return, one finds a spacious third Villages bedroom (kitchen), shower room and a separate guest w.c. A small flight of steps then leads to the grand master bedroom with box window and » Super local schools including St. Michael’s & St Conleth’s the second bedroom. Rising further to the 2nd floor, there are two further Colleges large double rooms with windows on the gable of the house with attractive » Excellent transport links close by sloping eaves.

Outside to the rear there is an exceptionally generous garden for the location, currently laid out in lawn, and bounded by period walling. Attached to the gable of the house is a lean-to shed with useful storage and providing pedestrian side access to both the front and rear (this access is wide and could be useful should access be needed for heavy machinery in the future). To the front is a small gated and railed front garden with the added bonus of an off street parking space.

Herbert Avenue enjoys a wonderfully convenient location adjacent to Ballsbridge, Sandymount and Merrion. It is within a stone’s throw of Sydney Parade DART station, the Merrion Shopping Centre, The Merrion Inn and St Vincent’s Hospital. Sandymount village with its selection of boutiques, restaurants and coffee shops is within a short stroll, not to mention Sandymount Strand. Many of the area’s principal schools are within close proximity, including St Michael’s College, St Andrew’s College, Blackrock College and the Teresian’s school. The highly-regarded primary schools in

ACCOMMODATION

ENTRANCE PORCH 1st Floor – Landing 0.908m x 1.664m (2’9” x 5’4”) BEDROOM 3 ENTRANCE HALL 3.979m x 3.994m (13’x13’1”) 1.67m x 7.609m (5’4”x25’9”) Rear aspect with fireplace opening With cornicing, rose centrepiece and under stairs storage BEDROOM 1 DRAWING ROOM 6.199m x 3.977m (20’3”x13’) 4.368m x 3.969m (14’3”x12’9”) With cornicing, box window feature and polished wooden floors. Front Picture rail, coving and rose centrepiece. Original mahogany fireplace aspect. with tiled hearth and inset. Feature box window (2.092m x 1.148m) and 2nd Floor - Landing folding interconnecting doors to: BEDROOM 4 DINING ROOM 3.159m x 6.204m (10’3”x20’3”) 3.927m x 3.999m (12’8”x13’) Original cast iron fireplace With cornicing, rose centrepiece and tiled fireplace BEDROOM 5 Inner hallway with storage cupboard 3.195m x 3.967m (10’4”x13’) Original cast iron fireplace GUEST WC 0.987m x 2.180m (3’2”x7’1”) WC, whb and shower cubicle

KITCHEN/BREAKFAST ROOM 4.537m x 3.219 (14’8”x10’5”) Range of fitted wall and base units. Free standing fridge/freezer, gas oven and hob. Door to rear garden. Tiled fireplace

1ST FLOOR RETURN Landing with hot press and access to attic space

BEDROOM 3 (KITCHEN) 3.201m x 3.173m (10’4”x10’4”) With range of fitted wall & base units, oven hob and extractor fan. Tiled fireplace. Rear aspect.

SHOWER ROOM 1.866m x 2.043m (6’1”x6’7”) With whb, wc and shower cubicle with Triton T90 electric shower

GUEST W.C. 1.058m x 1.277m (3’4”x4’1”) WC & whb OUTSIDE Front garden Bounded by cast iron railings with off street parking area for one car to the side. Adjoining lean-to shed (2.644m x 6.419m) with concrete floor.

REAR GARDEN 35m x 9.396m (114’x30’8”) Large west facing rear garden which is predominantly laid in lawn and walled on all sides. Block built sheds – utility room & outdoor toilet.

BER DETAILS BER: D2 BER Number: 113113807 Energy Performance Rating: 287.83 kwh/m2/yr

VIEWING Strictly by prior appointment with sole selling agents. Hunters Estate Agent on 01 275 1640 or email: [email protected]

Floor Plan not to scale. For identification purposes only.

T 01 275 1640 E : [email protected] W www.huntersestateagent.ie City Centre: E [email protected] T 01 668 0008 2 Brighton Road, Foxrock, Dublin 18 4 Castle Street, Dalkey, Co. Dublin 1 Saint Mary’s Terrace, Grange Road, Dublin 14

CBP002053

No information, statement, description, quantity or measurement contained in any sales particulars or given orally or contained in any webpage, brochure, catalogue, email, letter, report, docket or hand out issued by or on behalf of Hunters Estate Agents or the vendor in respect of the property shall constitute a representation or a condition or a warranty on behalf of Hunters Estate Agents or the vendor. Any information, statement, description, quantity or measurement so given or contained in any such sales particulars, webpage, brochure, catalogue, email, letter, report or hand out issued by or on behalf of Hunters Estate Agents or the vendor are for illustration purposes only and are not to be taken as matters of fact. Any mistake, omission, inaccuracy or mis-description given orally or contained in any sales particulars, webpage, brochure, catalogue, email, letter, report or hand out issued by or on behalf of Hunters Estate Agents or the vendor shall not give rise to any right of action, claim, entitlement or compensation against Hunters Estate Agents or the vendor. Intending purchasers must satisfy themselves by carrying out their own independent due diligence, inspections or otherwise as to the correctness of any and all of the information, statements, descriptions, quantity or measurements contained in any such sales particulars, webpage, brochure, catalogue, email, letter, report or hand out issued by or on behalf of Hunters Estate Agents or the vendor. The services, systems and appliances shown have not been tested and no warranty is made or given by Hunters Estate Agents or the vendor as to their operability or efficiency. PSRA Licence no: 001631