How much do you think this house is worth?

Thumpette

Hi Guys, Have viewed this house, it's very dated and we'd want to do a lot of redecoration, however it feels like a good solid house and has good extras such as the attic and the converted garage.

http://www.myhome.ie/residential/brochure/11-beverton-lawns-donabate-co-dublin/2294690

Houses in Donabate still seem to go sale agreed quite quickly, the EA tells us there is already an offer of 300k on the table, of course this might not be true.

Looking at the sale price register there are a couple sold in Donabate this year, most relevant is probably this house

http://www.propertypriceregister.ie/website/npsra/PPR/npsra-ppr.nsf/eStampUNID/UNID-D8AC247BB4C6188480257B02003FBF44?OpenDocument

http://www.myhome.ie/residential/brochure/14-the-priory-donabate-co-dublin/2176231

Then there was this one which we saw late last year which sold in Dec for 267, it's nicer decor and less dated, but much smaller too.

http://www.myhome.ie/priceregister/57-somerton-donabate-co-dublin-64031

Any advice appreciated!

im invisible

Tree fiddy

Dtp79

Thumpette wrote: »

Hi Guys, Have viewed this house, it's very dated and we'd want to do a lot of redecoration, however it feels like a good solid house and has good extras such as the attic and the converted garage.

http://www.myhome.ie/residential/brochure/11-beverton-lawns-donabate-co-dublin/2294690

Houses in Donabate still seem to go sale agreed quite quickly, the EA tells us there is already an offer of 300k on the table, of course this might not be true.

Looking at the sale price register there are a couple sold in Donabate this year, most relevant is probably this house

http://www.propertypriceregister.ie/website/npsra/PPR/npsra-ppr.nsf/eStampUNID/UNID-D8AC247BB4C6188480257B02003FBF44?OpenDocument

http://www.myhome.ie/residential/brochure/14-the-priory-donabate-co-dublin/2176231

Then there was this one which we saw late last year which sold in Dec for 267, it's nicer decor and less dated, but much smaller too.

http://www.myhome.ie/priceregister/57-somerton-donabate-co-dublin-64031

Any advice appreciated!

300 for that house is crazy

Thumpette

Dtp79 wrote: »

300 for that house is crazy

Thanks for the feedback, can I ask why?

Just based on a 3 bed selling 2 weeks ago for 342 (which does seem too high) I would have thought 300 is about right?

Duggys Housemate

The prices of houses Donabate depends on the area within Donadbate a lot. You can get apartments in DB for 80K.

Thumpette

Duggys Housemate wrote: »

The prices of houses Donabate depends on the area within Donadbate a lot. You can get apartments in DB for 80K.

Thanks for the feedback, we've looked a lot at Donabate but dont have a great grasp as to which would be considered the prime/ less desirable areas. Do you have any more specific info on that?

Thanks!

Scortho

When this is going for 345000 and they'd probably take 300,000 the other house is definitely overpriced. http://www.myhome.ie/residential/brochure/carrs-mill-donabate-co-dublin/215836
I'd say put in an offer of 250,000 and tell the auctioneer if they refuse,they know where to find you. Do you have finance in place? Some sellers will accept less if it means. A faster sale for them.

snubbleste

12 hogs, a billygoat and three years lease of 2 egg-laying hens

Thumpette

Scortho wrote: »

When this is going for 345000 and they'd probably take 300,000 the other house is definitely overpriced. http://www.myhome.ie/residential/brochure/carrs-mill-donabate-co-dublin/215836
I'd say put in an offer of 250,000 and tell the auctioneer if they refuse,they know where to find you. Do you have finance in place? Some sellers will accept less if it means. A faster sale for them.

Heya, those are actually all sold, the ea is useless and hasnt taken it off the market! Looked at them previously but apparently there were a lot of construction issues with them.

They were actually selling at 345 too! (although they were 425 when we started looking!)

http://www.propertypriceregister.ie/website/npsra/PPR/npsra-ppr.nsf/eStampUNID/UNID-E461B966DFA47BA380257AFC00362CBB?OpenDocument

We are in a good spot in terms of finance, mortgage approval granted this week from 2 banks, our apartment is sold with contracts due to be signed this week, or next at the latest.
Thanks!

the_syco

21 Beverton Gardens €211k (excluding VAT) January 22nd
23 Beverton Gardens €240k (excluding VAT) December 21st

One thing I notice is that the estate is fairly new, so don't know what issues could pop up?

Scortho

Thumpette wrote: »

Heya, those are actually all sold, the ea is useless and hasnt taken it off the market! Looked at them previously but apparently there were a lot of construction issues with them.

They were actually selling at 345 too! (although they were 425 when we started looking!)

http://www.propertypriceregister.ie/website/npsra/PPR/npsra-ppr.nsf/eStampUNID/UNID-E461B966DFA47BA380257AFC00362CBB?OpenDocument

We are in a good spot in terms of finance, mortgage approval granted this week from 2 banks, our apartment is sold with contracts due to be signed this week, or next at the latest.
Thanks!

Are yee in a rush to buy a new place? I wouldnt pay 300,000 for that house. The other one (pending structural etc.) I would have but not this one. GIve them an offer of 250,000 with finance in place and if they reject it then let them know where they can find you. If they come back to you, offer 240000. If they dont, something else will pop up.
Are you happy to pay over 300000 for this house?
The above is the best way to test the agent.
Remember 57 Somerton sold for 80,000 less than this houses asking.
http://www.myhome.ie/priceregister/57-somerton-donabate-co-dublin-64031

Maybe 250,000 is too low however to get any interest so you could go in with 270-280?

Thumpette

Thanks, Not sure what type of property they are.

There is a new development currently being built in Beverton, the builder pre sells before building. The Beverton Lawns cul de sac is 2001

the_syco

Thumpette wrote: »

the builder pre sells before building

Although the done thing during the boom, if the builder goes bust now, you're up sh|t creek without a boat!

Thumpette

Scortho wrote: »

Are yee in a rush to buy a new place? I wouldnt pay 300,000 for that house. The other one (pending structural etc.) I would have but not this one. GIve them an offer of 250,000 with finance in place and if they reject it then let them know where they can find you. If they come back to you, offer 240000. If they dont, something else will pop up.
Are you happy to pay over 300000 for this house?
The above is the best way to test the agent.
Remember 57 Somerton sold for 80,000 less than this houses asking.
http://www.myhome.ie/priceregister/57-somerton-donabate-co-dublin-64031

Maybe 250,000 is too low however to get any interest so you could go in with 270-280?

We would like to buy sooner rather than later, but aren't going to be putting in stupid offers in an attempt to do so.

We're very aware that to get this house in the way we'd want it we would want new floors throughout, all painted, new double doors between sitting room and kitchen, new fireplace (preferably changed from gas to open) new wardrobe in the en suite, possibly new bathrooms, at the very least re-tiled and new taps etc.

I'd love to get an idea of how much all that would cost, I would think around the 10k mark?

ABajaninCork

Thumpette wrote: »

I'd love to get an idea of how much all that would cost, I would think around the 10k mark?

I'd budget 12k. That includes 20% contingency.

gmisk

I am tempted to put a bid in for this house.....someone has an offer of 135k on it already

http://www.myhome.ie/residential/brochure/141-st-attracta-road-cabra-dublin-7/2216046
Am I mad bidding above that? I dont really know if thats considered great value for the area..hard to tell based on property price register.

It was sold last year for 90k....
http://www.myhome.ie/priceregister/141-st-attracta-road-cabra-dublin-7-56144

I suppose it depends how much work has gone into it....any advice appreciated?

Scortho

gmisk wrote: »

I am tempted to put a bid in for this house.....someone has an offer of 135k on it already

http://www.myhome.ie/residential/brochure/141-st-attracta-road-cabra-dublin-7/2216046
Am I mad bidding above that? I dont really know if thats considered great value for the area..hard to tell based on property price register.

It was sold last year for 90k....
http://www.myhome.ie/priceregister/141-st-attracta-road-cabra-dublin-7-56144

I suppose it depends how much work has gone into it....any advice appreciated?

It all depends on the work done as you said! The work however looks to be of a fairly decent standard and pending a structural report checking out ok! Based on the rent over 12 years, the price works out at a fairly decent at a rent of 1041 per month.
If you do consider putting in an offer, make sure you get a structural report to make sure it hasn't just been a quick masking of problems. And inform the. Agent that your offer is subject to this.
I didn't see this come up at the time for 90k so cant say what it was like before but it does look to be a fairly decent job done on it.
Some of my work colleagues live in cabra and are some of the nicest people you could meet. That said the best way to get a feel for an area is to visit it during the day, evening and at night.
Negatives on the property is that it's 600sq ft and only 2 beds. Not exactly large enough to raise a family. It has a price per sq ft of 222 euro.
In comparison this house is for sale for 120,000 and is larger. It has a price per square foot of 166 euro. Could you do the same speck for 30000. I'd say you could! And that's paying asking price. You'd probably get it for at least 110.

When buying houses of this era make sure you get a structural report before signing anything.

gmisk

Scortho wrote: »

It all depends on the work done as you said! The work however looks to be of a fairly decent standard and pending a structural report checking out ok! Based on the rent over 12 years, the price works out at a fairly decent at a rent of 1041 per month.
If you do consider putting in an offer, make sure you get a structural report to make sure it hasn't just been a quick masking of problems. And inform the. Agent that your offer is subject to this.
I didn't see this come up at the time for 90k so cant say what it was like before but it does look to be a fairly decent job done on it.
Some of my work colleagues live in cabra and are some of the nicest people you could meet. That said the best way to get a feel for an area is to visit it during the day, evening and at night.
Negatives on the property is that it's 600sq ft and only 2 beds. Not exactly large enough to raise a family. It has a price per sq ft of 222 euro.
In comparison this house is for sale for 120,000 and is larger. It has a price per square foot of 166 euro. Could you do the same speck for 30000. I'd say you could! And that's paying asking price. You'd probably get it for at least 110.

When buying houses of this era make sure you get a structural report before signing anything.

Thanks so much for all that.
I have had good report about the cabra area and had a good feel for it when walking around it.
My friends have said traditionally east cabra is the better area? as opposed to west?

You said above
"In comparison this house is for sale for 120,000 and is larger. "
Do you have a link? Sounds very interesting!
Its in the same area?

Scortho

gmisk wrote: »

Thanks so much for all that.
I have had good report about the cabra area and had a good feel for it when walking around it.
My friends have said traditionally east cabra is the better area? as opposed to west?

You said above
"In comparison this house is for sale for 120,000 and is larger. "
Do you have a link? Sounds very interesting!
Its in the same area?

**** sorry I thought I linked it to you. Makes that last post look rediculously stupid!:(
Here ye go:
http://www.myhome.ie/residential/brochure/8-dingle-road-cabra-dublin-7/2294486

It's literally up the road off faussagh avenue. I'd still recommend you visit the area anyway a few times if you decide to make an offer. The last thing you want is to buy a place and find that you don't like the neighbours/area. It's a fairly settled area so should be ok.

Also from the property pin from 2009 a poster posted:
"As a benchmark I bought an end of terrace house in Cabra on a street close to Dingle Road in August 2000 for approx EUR 175k..."
http://www.thepropertypin.com/viewtopic.php?f=21&t=20438

Idbatterim

Op you need to compare it to the other direct comparables, i.e. the likes of the below. Now I dont know Donabate, so cant comment on which areas in it are better and more desirable than others etc. Generally the longer a house is on the market, the better a chance of getting a bigger % off asking price. It really helps if you know sellers circumstances.

http://www.myhome.ie/residential/brochure/48-donabate-village-donabate-co-dublin/1849115

http://www.myhome.ie/residential/brochure/25-somerton-donabate-co-dublin/2278088

obviously the one you linked to is slightly bigger, but compared to the other two seems a bit pricey...

Rasmus

For a semi-D with a D1 BER rating, I would be thinking anything below 300k. The garden is small but the house is very nice inside, and them seem to have been taking care of it.

gmisk

Scortho wrote: »

**** sorry I thought I linked it to you. Makes that last post look rediculously stupid!:(
Here ye go:
http://www.myhome.ie/residential/brochure/8-dingle-road-cabra-dublin-7/2294486

It's literally up the road off faussagh avenue. I'd still recommend you visit the area anyway a few times if you decide to make an offer. The last thing you want is to buy a place and find that you don't like the neighbours/area. It's a fairly settled area so should be ok.

Also from the property pin from 2009 a poster posted:
"As a benchmark I bought an end of terrace house in Cabra on a street close to Dingle Road in August 2000 for approx EUR 175k..."
http://www.thepropertypin.com/viewtopic.php?f=21&t=20438

I will definitely have a look at that house! Thanks.
Also having a look at this one as well.
http://www.daft.ie/searchsale.daft?id=700509
The lack of internal pictures though......fills me with dread!

riclad

Lack of photos, might mean it needs total redecoration,modernisation.Possibly rewiring, new central heating, boiler, it may have old presses, fixtures,fittings from the 70s.

Scortho

riclad wrote: »

Lack of photos, might mean it needs total redecoration,modernisation.Possibly rewiring, new central heating, boiler, it may have old presses, fixtures,fittings from the 70s.

Or it could mean so much worse (damp, problems with the roof, plumbing. On either of the houses, you're at least going to need to add insulation and double glazed windows. The house that I linked has single glazing only and Id say the other one does as well.

At a minimum you'd be looking at at least 20k to get what riclad has mentioned but 30k would probably be closer to it.
Bare this in mind if you do bid on it.

Thumpette

Update on yesterday guys, and a shocking one!

We went ahead and put an offer of 302 for that house, only to be told that the current highest bid on it is 336! Double checked as we thought the EA might have mixed it up with another property, but no!

Obviously walking away now, gutted tho

Scortho

Thumpette wrote: »

Update on yesterday guys, and a shocking one!

We went ahead and put an offer of 302 for that house, only to be told that the current highest bid on it is 336! Double checked as we thought the EA might have mixed it up with another property, but no!

Obviously walking away now, gutted tho

Dont worry about it. There are plenty more houses out there. Its ireland after all.
Put it down to experience and fair play to you for not getting in a bidding war. Glad to see some people have learned from the mistakes made by others in 04-07.

ABajaninCork

Thumpette wrote: »

Update on yesterday guys, and a shocking one!

We went ahead and put an offer of 302 for that house, only to be told that the current highest bid on it is 336! Double checked as we thought the EA might have mixed it up with another property, but no!

Obviously walking away now, gutted tho

A bid is just that. A bid. Do you know the buyer's circumstances? Are they mortgage approved and ready to go, or do they have a house to sell first? Things can and do change very quickly...

Don't walk away completely. Tell the EA that if there's any change in the circumstances, then you would like to be informed. Keep looking out for other houses though, but keep this one to the back of your mind.

Scortho

ABajaninCork wrote: »

A bid is just that. A bid. Do you know the buyer's circumstances? Are they mortgage approved and ready to go, or do they have a house to sell first? Things can and do change very quickly...

Don't walk away completely. Tell the EA that if there's any change in the circumstances, then you would like to be informed. Keep looking out for other houses though, but keep this one to the back of your mind.

And if they come back offer the same or slightly less.
The sale could fall through, the house is still on the market in 6 months time and the seller is getting desperate. They'd bite you're hand off for you're 302k then.