New Development Royal Canal Park D15

Manion

ppppurrrrrrr wrote: »

Anybody got any comment on external noise levels once inside house?
Also, is much noise travelling between neighbouring houses? either voice or pump type noise?
With all the apartments etc, I wonder if car/(loud motorbike(grrrr)) noise will become issue?


Was up yesterday and took some photos of newest..

http://imgur.com/a/5yM41

Road noise some through but nothing from the neighbours. Somewhat disappointed in the level of road noise penetration but I guess the venting regulations are to blame.

fret_wimp2 wrote: »

Ballymore have said that the estimate date for staring snagging will be April 24th.
I don’t know exactly how many houses or house types are included, but ours is a phase 2 heron.

In prep for this I am putting together a list of items that have been picked up on previous snag lists, as a primer for our snagger.

Please feel free to add to this:

- Uneven/not level floors.
- Bathrooms:
o Shower frame not tight and sealed to the wall.
o Air vents dripping/leaking water.
- Kitchen
o drawers falling off runners
o press doors not square
- Extras
o Outside tap not fitted despite requesting and paying for one.
o Confirm any non standard requests are fulfilled.

Makes sure the rads are all vented correct. Turn up the heating a fair bit and check all rads are heating to the top.

Make sure the upstart skirting boards are not clued on if you requested that.

Chumpski wrote: »

Hi all,

I have a question about the Help To Buy Scheme for people who acquired houses in the first and second phases.

Did you qualify for the scheme? We signed our first contract in April 2016, but signed final terms and drew down mortgage in Sep 2016. I would have thought the September date is what Revenue would have looked at, when the sale went through. But we are hearing from Revenue that the first date (April 2016) is what counts and that puts us outside the July 16th 2016 starting date

Can anybody help or advise ? Thanks!

We're in the same boat. You definitely don't qualify. There is an explainer published by revenue where this exact scenario is detailed as being not valid. Sucks but then again people are now paying nearly 70K more for the same houses...

Manion

Sir Scruff wrote: »

What size couch have people been able to get into the living room of the heron? The sofa supplier has advised that the hall is rather narrow and that they wouldn't go any longer than the height of the door. According to them, another option would be to take a window out and put the sofa in that way.

I notice that most houses in the estate seem to be going for Securigard or Phonewatch alarm systems. I would prefer to get a non monitored alarm, likely a Siemens SPC or a HKC.

You should not allow random cowboys remove your window. You have a wooden frame house with a water membrane running through the walls to prevent rot. Wooden frame houses in Ireland have a bad reputation due to people without sufficient knowledge erecting them and maintaining them. Ballymore are very experienced and the only reason I bought the house was because of their reputation.

With regards the alarm, if you want self monitoring go with the spc over the hkc. Hkc is cheaper for the initial layout but within 4 years you're loosing money. Local vs national makes little difference, they are seem interconnected in the business. I went with one of the common brands in the area but they couldn't do it, so gave the business to another guy.

Nearly no one has eircom phone watch, probably due to the age profile of people. I honestly cannot understand why anyone would go with them, their terms of service are outrageous. Securigard is popular but I would say still the majority are going for non big name installers.

Chumpski

Manion wrote: »

We're in the same boat. You definitely don't qualify. There is an explainer published by revenue where this exact scenario is detailed as being not valid. Sucks but then again people are now paying nearly 70K more for the same houses...

That is true, its not the end of the world considering the prices for phase 3 and 4. Thanks for info.

RandomAccess

Regarding noise,
I noticed the trains passing while in the canal facing houses as well and it seemed the vents were the main source so don't think it's specific to those houses near the road.

There are baffled vents you can get which may help reduce noise called acoustic vents.

From a random Search of the internet, these are not a recommendation​ so i guess the links are ok.

http://www.iconbp.ie/products/wall-vents/acoustic-wall-vents/

http://www.soundservice.co.uk/acoustic_vents.html

I used to have a bedroom the same distance from the roadside before without vents and light was more noticeable than sound.

Thoughts?

Chumpski

For sure, if you are facing the Canal you will hear Train noise. We used to live in an apartment in Watermint Court for the past few years and yeah, you can hear the Trains passing.

Our new house is facing away from the canal and i dont hear the Trains, or at least i dont notice them.

Thats the pros and cons of the canal facing houses. Great view but a bit noisy.

googlewhack

We're definitely disappointed with the level of road traffic noise on bridge avenue. You can hear the train alright but that's not much of an issue in my opinion. I'm not sure it's a vents issue as you can hear traffic in rooms with no vents too. I will caveat by saying we've only just moved in so the house is bear. I'd expect the situation to be improved once we have the house furnished, etc.

Interested to hear if anyone who has found a workable solution.

Nhol78

Roughly how long from snagging did it take people to close on the house and get the keys. Ballymore to fix snagg issues and all of the solicitor / bank items?

cronos

Manion wrote: »

Road noise some through but nothing from the neighbours. Somewhat disappointed in the level of road noise penetration but I guess the venting regulations are to blame.



Makes sure the rads are all vented correct. Turn up the heating a fair bit and check all rads are heating to the top.

Make sure the upstart skirting boards are not clued on if you requested that.



We're in the same boat. You definitely don't qualify. There is an explainer published by revenue where this exact scenario is detailed as being not valid. Sucks but then again people are now paying nearly 70K more for the same houses...

70k? How much were the houses then?

Sir Scruff

Roughly how big was the couch? Our supplier has advised us to not go longer than the height of the door frame. This seems a bit excessive though and restricts us to smaller sofas.

Were looking at something around 2170mm and the distance from the floor to the door frame is 2050mm according to Ballymore. Don't think we could go bigger than this.

Manion

slayerking wrote: »

Iris 345k
Rushes 370k (detached)
Hazel 410k
Heron 435k
Willow 455k

They're the 'from' prices so some houses were more. I.e. The Heron price is one parking space. 10k more for the extra one.

A good price increase from the last phase but this phase was always going to be more given its location overlooking the canal.

cronos wrote: »

70k? How much were the houses then?

The equivalent Herrons (one parking space, canal view) were 365K in my phase. There are always slight differences (quieter road but closer to commercial units) but that to me is a 70K increase.

cronos

Manion wrote: »

The equivalent Herrons (one parking space, canal view) were 365K in my phase. There are always slight differences (quieter road but closer to commercial units) but that to me is a 70K increase.

I didn't know the Heron's were 365k along the canal. Bridge avenue they were 380k.

Arbie

Has anyone had a garden tap fitted after the house is snagged/finished?

cronos

Arbie wrote: »

Has anyone had a garden tap fitted after the house is snagged/finished?

Did they leave the pipe sticking out the back wall? Like have the fitted everything but the tap?

I know there is a piece that needs to be done early in the build that could not be done later (or would be costly). I think the matter of just fitting the tap is a very small job. Don't think it's worth 150 euro personally.

Manion

Yep:

http://propertypriceregisterireland.com/?action=search&county=0&property_type=0&date_from=2010-01-01&date_to=2017-03-28&price_from=0&price_to=0&address=Royal+Canal+Avenue%2C+Royal+Canal+Park

cronos

Manion wrote: »

Yep:

http://propertypriceregisterireland.com/?action=search&county=0&property_type=0&date_from=2010-01-01&date_to=2017-03-28&price_from=0&price_to=0&address=Royal+Canal+Avenue%2C+Royal+Canal+Park

Some of those prices seem wrong. Like the following for example.

2016-12-22 15 Bridge Avenue, Royal Canal Park, Ratoath Road, Dublin 15 €442,650

I could just be wrong and the above is correct. Just expected they would have been in the same phase as the other houses on that road.

Manion

Seems some of them are miles off, even the address is misspelled in some. But for sure that was the starting price.

FSMPastafarian

You could go with a modular couch, we have a modular L-shape couch, 4 separate seats that you push together into an L-shape. you can make a regular couch from it too.

andreionut

cronos wrote: »

Some of those prices seem wrong. Like the following for example.

2016-12-22 15 Bridge Avenue, Royal Canal Park, Ratoath Road, Dublin 15 €442,650

I could just be wrong and the above is correct. Just expected they would have been in the same phase as the other houses on that road.

Those are without VAT: €442,650 + 13.5% = €502,407.75

I was wrong.

Manion

andreionut wrote: »

Those are without VAT: €442,650 + 13.5% = €502,407.75

The site I linked to includes VAT. The official site does not. The information is simply wrong for those houses unless they where put back on the market and price increased.

andreionut

Manion wrote: »

The site I linked to includes VAT. The official site does not. The information is simply wrong for those houses unless they where put back on the market and price increased.

I looked at my house and the price is correct.

andreionut

Manion wrote: »

The equivalent Herrons (one parking space, canal view) were 365K in my phase. There are always slight differences (quieter road but closer to commercial units) but that to me is a 70K increase.

The bigger gardens contributed the most of the price increase. That and the market going up.

fret_wimp2

Decorator being used for RCP quoted 1350 euros to paint the house grey as in the showhouse.
It’s a lot of money considering Sherry Fitz said that’s what it would be in the first place.

slayerking

fret_wimp2 wrote: »

Decorator being used for RCP quoted 1350 euros to paint the house grey as in the showhouse.
It’s a lot of money considering Sherry Fitz said that’s what it would be in the first place.

Is that to re-paint the entire house again from white to grey or to just paint it grey from the start (i.e. before he's started painting at all)?

Manion

andreionut wrote: »

The bigger gardens contributed the most of the price increase. That and the market going up.

How big are the gardens ? One in my phase had 110 sq meters, one parking spot, canal view sold for 375K.

fret_wimp2

slayerking wrote: »

Is that to re-paint the entire house again from white to grey or to just paint it grey from the start (i.e. before he's started painting at all)?

Its to repaint. He says he's been instructed by Ballymore that he cannot repaint the houses until after keys have changed hands, i.e. houses have to be sold white.

Im not sure i can in good conscience pay the same man 1300 to repaint a house a month after it was painted!

Manion

fret_wimp2 wrote: »

Decorator being used for RCP quoted 1350 euros to paint the house grey as in the showhouse.
It’s a lot of money considering Sherry Fitz said that’s what it would be in the first place.

That's very good if it includes paint.

slayerking

fret_wimp2 wrote: »

Its to repaint. He says he's been instructed by Ballymore that he cannot repaint the houses until after keys have changed hands, i.e. houses have to be sold white.

Im not sure i can in good conscience pay the same man 1300 to repaint a house a month after it was painted!

Gees, thats such a waste of time on his behalf if he cannot just paint them grey from the start. I'd be in the same boat as yourself so - our phase is being built atm.
Not a chance would I pay him that considering it was supposed to be included in the price. I'll paint my own house (I painted for years as a teenager though!) and spend the 1350 elsewhere.

andreionut

Manion wrote: »

How big are the gardens ? One in my phase had 110 sq meters, one parking spot, canal view sold for 375K.

In the new phase, they look the same but when I bought (Bridge Ave, the ones that are done) the gardens were around 50 sq m and the price started at 380K

Bruncvik

tradesman wrote: »

You need to get the builders back in. That is a disgrace. The frame is definitely not fixed to the wall & will only get worse. Don't do anything else to it. Get them to fix it asap. It is one of the worst looking frames I've seen when compiling snag lists. Shower frames are notorious for leaking & its all down to the fitting of them!

I checked the other shower door and found that it was also attached to only one side, even though this time there was no gap. It appears that screws were used only where the holes aligned with the gaps in tiles (two screws on one side for each door frame; nothing on the other side). Will I risk water damage if I get Ballymore drill new holes through the tiles?

fret_wimp2 wrote: »

- Bathrooms:
o Shower frame not tight and sealed to the wall.
o Air vents dripping/leaking water.

In our case, this was only noticeable when the temperature outside was close to freezing, and water condensed in the outlet. So if you snag in April or May, you may not notice it. This should also be happening only in houses where the pipes go through non-insulated attic, like the Ashes. If that's your case, check in the attic that the pipes are insulated (foam with a silver coating wrapped around the tube).

Nhol78 wrote: »

Roughly how long from snagging did it take people to close on the house and get the keys. Ballymore to fix snagg issues and all of the solicitor / bank items?

Three weeks, in our experience. Our solicitor was adamant that we don't close until the snag list is completed and the house re-inspected, so Ballymore was facing all the pressure if they wanted to get the money.

fret_wimp2 wrote: »

Decorator being used for RCP quoted 1350 euros to paint the house grey as in the showhouse.
It’s a lot of money considering Sherry Fitz said that’s what it would be in the first place.

We paid 1500 for the Ash, including paint. The gray paint used goes for about 80 Euros per 10 liters. According to my very rough calculations, I expect that about 40 liters, or 320 Euros worth, were needed for the house. So the offer you received seems to be on the low end of what I'd expect.

tradesman

Quote:
Originally Posted by tradesman View Post
You need to get the builders back in. That is a disgrace. The frame is definitely not fixed to the wall & will only get worse. Don't do anything else to it. Get them to fix it asap. It is one of the worst looking frames I've seen when compiling snag lists. Shower frames are notorious for leaking & its all down to the fitting of them!

I checked the other shower door and found that it was also attached to only one side, even though this time there was no gap. It appears that screws were used only where the holes aligned with the gaps in tiles (two screws on one side for each door frame; nothing on the other side). Will I risk water damage if I get Ballymore drill new holes through the tiles?

You need to get Ballymore back in to sort the frame out asap. Tell them you cannot use it as it is and is. They cannot deny that ist has been badly fitted. Dont even attempt to do anything yourself

FSMPastafarian

Manion wrote: »

andreionut wrote: »

The bigger gardens contributed the most of the price increase. That and the market going up.

How big are the gardens ? One in my phase had 110 sq meters, one parking spot, canal view sold for 375K.

I would imagine the house for 365 in that phase was the one with one spot and a garden of 57 sq meters, the largest garden with one space in that phase is 94 sq meters, according to the site plan anyway. Still, an extra 10K seems reasonable for an extra 37 sq meters in the garden.
The gardens for the Herons in the recent phase are all around 63 sq meters so nothing significant there, apart from one of the Hazels which has 109 sq meters.
I would imagine the price difference is mostly around being later in the development so having to put up with a building site for less time, not being in front of a busy road, increases in the general market and also although I think minimally by the HTB scheme which effects are yet to be fully felt.

dovetail

I know many have posted about internet awhile back. But just getting around to getting phone line and internet installed now. Is there anything that I specifically I need to do before Eir arrive so that they can install the router easily in the utility room (Heron house) and then I can just connect the bedrooms with Ethernet (I know from previous posts that the RJ11 faceplates in the bedrooms need to be replaced with RJ45's and then the wire connected). but just unsure if there was anything else that needed to be done before Eir arrive. Apologies if I have missed something that was already posted about this!

Nhol78

Dovetail,

You need to get some one out to replace the face plates and to connect them all up to make them live, You can then have the router in the utility room, Note that most standard routers from ISP's only have 4 ports, as such you will need another router to cover all rooms if you want the internet in every room.

cronos

Would anyone be able to send me on what they paid for shutters/blinds in a Heron?

fret_wimp2

cronos wrote: »

Would anyone be able to send me on what they paid for shutters/blinds in a Heron?

+1

Manion

There appaers to be an extremely long lead time on shutters as opposed to blinds. Something to keep in mind.

FSMPastafarian

fret_wimp2 wrote: »

cronos wrote: »

Would anyone be able to send me on what they paid for shutters/blinds in a Heron?

+1

Perhaps the approximate cost could be posted here with supplier names sent by PM?

johnny66179

cronos wrote: »

Would anyone be able to send me on what they paid for shutters/blinds in a Heron?

I would also be interested in this

mandy662

Nhol78 wrote: »

Dovetail,

You need to get some one out to replace the face plates and to connect them all up to make them live, You can then have the router in the utility room, Note that most standard routers from ISP's only have 4 ports, as such you will need another router to cover all rooms if you want the internet in every room.

Hey,
Sorry crashing this post!
I want to request RJ45 faceplates instead of the RJ11 to the electrician ..where in the house should I be requesting them? All over the house? Sorry I know absolutely nothing about this.. I had intended to ask to put them in the living room only and make all cabling active??
Thanks!

dovetail

Nhol78 wrote: »

Dovetail,

You need to get some one out to replace the face plates and to connect them all up to make them live, You can then have the router in the utility room, Note that most standard routers from ISP's only have 4 ports, as such you will need another router to cover all rooms if you want the internet in every room.

Thank you! could you PM approximate costs and contact details please?

andreionut

mandy662 wrote: »

Hey,
Sorry crashing this post!
I want to request RJ45 faceplates instead of the RJ11 to the electrician ..where in the house should I be requesting them? All over the house? Sorry I know absolutely nothing about this.. I had intended to ask to put them in the living room only and make all cabling active??
Thanks!

Yeah, ask the electrician to wire the faceplates for RJ45. You could also ask him to label and terminate the wires (add a connector) in the utility room.
I had a big surprise when I saw that they just leave the cables under a cover and they don't have plugs or are not labeled.

There should be 6-7 cables in the utility room. One that comes from the outside (internet) and 5-6 from the rooms (living, family room, 3-4 bedrooms).

@dovetail
The Eir guy can go to the utility room and test each of them (if they are not labeled and see which one comes from the outside). They might be annoyed to test that many cables, but it should not take too long.

When I moved the Eir router to the utility room some devices stopped having a signal in the bedroom so I installed a range extender.

To connect all the cables you need a switch and a cable to connect the router to the switch. Another router might complicate things as they are built to separate the networks by default. A switch unites the networks.

Bandana boy

dovetail wrote: »

Thank you! could you PM approximate costs and contact details please?

Me too Please

cronos

Bandana boy wrote: »

Me too Please

+1

fret_wimp2

cronos wrote: »

+1

+1 please!

Nhol78

I think i messaged everyone, if I missed anyone please PM me

slayerking

Any updates on the Aldi?

Keithchap

FSMPastafarian wrote: »

Perhaps the approximate cost could be posted here with supplier names sent by PM?

Can someone please post the approximate costs for the Shutters/Blinds for any of the 4 beds, I see a lot of people have replicated what is on the show house, they look good, it would be handy to know for budgeting, thanks.

Manion

We paid about 2400 for the Herron. Shutters would have been a multiple of that and also a 3 month wait. The show house has electric blinds. I don't think many went for those. Apparently they are extremely expensive.

Keithchap

Manion wrote: »

We paid about 2400 for the Herron. Shutters would have been a multiple of that and also a 3 month wait. The show house has electric blinds. I don't think many went for those. Apparently they are extremely expensive.

Great thanks. 2400 for a manual version of what is in the show house was it?

Bandana boy

Does anybody know and can PM me the company that did the Blinds in the show house
Ballymore only gave us a interior decorator company who will also want a cut if we go through them.