Just-built parkside houses with enviable energy rating in venerable bishopstown setting _ irish examiner

And, even at those prices, buyers won’t be finished spending yet, plus there’s a few final ‘look’ decisions to be made which will push the overall budgets and spends a bit more yet on top of whatever final price they end up at.

The trio, called Parkside, externally all are fully finished out and on a quite generous section of ground, accessed through electric/intercom gates to the side of a Bishopstown Westgate semi-d which was blessed day one with an enormous ‘dog-leg’ of side and rear garden, stretching along the back garden boundaries of up to a dozen Westgate semi-ds to the north.

Well-experienced Cork developer Denis O’Brien, previously of O’Brien and O’Flynn and who stepped back from day-to-day involvement in O’BO’F in the early 2000s, pre-downturn, is back to a game he knows well, only on a very modest scale so far here, in a stellar ‘in-fill’ address.

Quite contemporary in style, with a mix of stone trim and white render and large, triple glazed sections plus membrane-roofed flat top dormers, they’re described as ‘architect-designed’ by selling agents Sheila O’Flynn and Johnny O’Flynn of Sherry FitzGerald.

Here now, having bought the site with FPP and the original semi-d (to come to market after a refurb within coming weeks) Denis O’Brien is delivering ‘just’ three new-builds, having done hundreds at a time in estates ‘back in the day’.

Parkside is done well, too, from first impressions on arriving on the site: it’s immaculate, the entrance road is gleaming black tar, gardens are just seeded, paths and patios are Indian sandstone, shrubs are in and the boundary walls are topped with cut limestone which really does lay down a quality look marker throughout.

But choices must be made on finishes, from flooring to tiling, kitchens, built-ins and fireplaces/focal-point heating options (there’s a gas supply pipe in living areas for gas fires at least.)

There’s basic sanitary ware installed, but no high-end ceramics, taps and ‘shiny’ stuff, so it’s all rather a blank canvas, or a triptych of canvases, if you will.

What buyers will spend to finish to their own tastes and specifications, leaves total spend as quite a moveable feast, and unusually, there are no PC sum allowances, so you pay for whatever you choose, on top of whatever you end up paying to buy.

As a back-of-envelope guess, buyers will be looking at spending €50k more anyway, especially for the single 2,000-plus sq ft four-bed with west-facing back garden, the best of the bunch with a very spacious, and open flow to the ground floor rooms in particular (the two three-bed detacheds are south facing to the back, so all three Parkside homes will have sunny back gardens.)

Finishing out can, of course, be done for way less, by canny selection of ‘value’ kitchens, units, tiles and flooring. Landscape design ideas for small front yards Those who want the inside of their dream new homes (it’s almost certain to be owner-occupiers, not investors) to trump the tone set by the exterior wall limestone capping could be spending up to €100k more, on top of purchase costs.

Underpinning demand will be the lack of similar product, brand new homes and A-rated in BER terms, but the real driver is location: not just Bishopstown, but a special part of it, tucked away off the Curraheen Road, in a cul de sac section of the mid 1900s development Westgate, near the old Dunnes supermarket, the new Credit Union (on site) and within a walk of schools, the CUH, Wilton Shopping Centre and the CIT.

Parkside’s buyers could be moved in to finished homes within a few months, and that too will be an attraction to many who have already sold, either trading up or trading down and who are sitting on cash and keen for a new home during 2017.

In fact, with a pick-up in house building, trades are coming into short supply and those looking to buy new upmarket homes ‘off the plans’ are being told by some builders that closing dates for new-builds can be 12 months away or more.

If the case of Earls Well a few miles west of Bishopstown at Waterfall is anything to go by, where completed new homes were sold during 2016 by Nama after competitive bidding and all for above their guide prices, they may well be surpassing those guides.

New, unbuilt stock is due to launch at Earls Well in coming weeks, likely to be over €600,000, and will appeal to trading up families: by contrast, Parkside’s strongest appeal may well be to traders down.

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