Up-and-coming areas of Dublin?

appledrop

Don't understand why so many people are saying Inchicore. Worked there a few years ago + the area was rough + over run with junkies. Maybe there are nice areas but I was never in them.

Samuel T. Cogley

Pretty much anywhere without ingrained social issues near any sort of non-bus public transport, such is the demand at the moment.

Inchicore is a funny one - it's rough but also quite nice and very handy at the same time. It's not for everyone but if you're the sort that can cope with it there are quite a few advantages.

'Bad' areas inside the M50 and just getting squeezed smaller and smaller. That is except the city centre which continues to be as rough as a badgers backside.

handlemaster

where in dublin is the best place you can buy for say under 200 k ?

Samuel T. Cogley

handlemaster wrote: »

where in dublin is the best place you can buy for say under 200 k ?

It depends what you want - plenty of apartments in Dublin with loads of advantages and disadvantages there.

At that price range I'd consider Balbriggan near the train.

Hollister11

Apartments in Baldoyle, Clongriffin.

handlemaster

Samuel T. Cogley wrote: »

It depends what you want - plenty of apartments in Dublin with loads of advantages and disadvantages there.

At that price range I'd consider Balbriggan near the train.

For a friend on about investing.

Samuel T. Cogley

handlemaster wrote: »

For a friend on about investing.

City Centre apartments in that case, although it will depend on the type of investment. There's not real short term get in and get out at that level IMHO. Some decent yields on the right apartment though.

jon1981

appledrop wrote: »

Don't understand why so many people are saying Inchicore. Worked there a few years ago + the area was rough + over run with junkies. Maybe there are nice areas but I was never in them.

That must have 15+ yrs ago, definitely not like that now. The area between south circular road up to Bulfin road is full of professionals and families.

I think the opportunity to get a bargain here has passed. Here are some of the recent sales in the areas I'm referring to ... I don't think people would part with >300k if the area was full of junkies...

https://www.propertypriceregister.ie/Website/NPSRA/PPR/npsra-ppr.nsf/eStampUNID/UNID-E3891C0F4971564E802580BA004D015A?OpenDocument - 428k

https://www.propertypriceregister.ie/Website/NPSRA/PPR/npsra-ppr.nsf/eStampUNID/UNID-1F84BC7E2661140A8025807B004CF63E?OpenDocument - 325k

https://www.propertypriceregister.ie/Website/NPSRA/PPR/npsra-ppr.nsf/eStampUNID/UNID-898CD86BAE179E558025805100477C1D?OpenDocument - 350k

Come to tallaght it's definitely up and coming only 2 murders in the last 4 months!!!!

appledrop

No it wasn't 15 years ago. If you do a search on crime + inchicore there are tons of articles that mention serious criminals who are from Inchicore.

John_Rambo

Harmonstown.

Excellent location close to the coast and the city. Somewhat hidden and ignored with a Dart station.

jon1981

appledrop wrote: »

No it wasn't 15 years ago. If you do a search on crime + inchicore there are tons of articles that mention serious criminals who are from Inchicore.

Yes there are two notable brothers, low level criminals doing life in prison. But then so is a fellow from foxrock... point being? crime is everywhere and a couple of outliers doesn't tar an area.

Samuel T. Cogley

I'd say some would still part with 300-375K even in an area with some problems and Inchicore does have it's problems. However they're no where near as bad as people make out and the benefits outweigh the problems. The very point of the thread is up and coming areas - an up and coming area won't be perfect, it requires you to move in - usually on the periphery - and start a boards campaign on how good the area is driving up the prices err... work on it!

Get involved with the local community groups, keep your house nicely, get to know people around.

Samuel T. Cogley

jon1981 wrote: »

Yes there are two notable brothers, low level criminals doing life in prison. But then so is a fellow from foxrock... point being? crime is everywhere and a couple of outliers doesn't tar an area.

+1

in 2014/2015 Public order was worse in Donnybrook than Finglas. Should that put on off Donnybrook or does one need to dig down a bit and judge an area by first hand experience?

Spanish Eyes

I think the old Railway area in Inchicore is delightful. Have a look around.

https://www.google.ie/maps/@53.340829,-6.3240278,3a,75y,84.8h,88.64t/data=!3m6!1e1!3m4!1sWSe8Hhkb8Cvw4OEBw2jDHQ!2e0!7i13312!8i6656

https://www.google.ie/maps/@53.3396121,-6.3242873,3a,75y,24.7h,83.86t/data=!3m6!1e1!3m4!1sRMAujQNDGR0dXa2w3MvtxQ!2e0!7i13312!8i6656

Eric Cartman

Samuel T. Cogley wrote: »

+1

in 2014/2015 Public order was worse in Donnybrook than Finglas. Should that put on off Donnybrook or does one need to dig down a bit and judge an area by first hand experience?

UCD and the RDS crowds is the source of those (very low level) public order offences. Public order wouldn't worry me. With any university / venue around, you will get an increase in public order issues.

For thefts, stabbings, murders, muggings, burglaries, rapes, assaults etc… finglas will always be worse than donnybrook.

Samuel T. Cogley

Eric Cartman wrote: »

UCD and the RDS crowds is the source of those (very low level) public order offences. Public order wouldn't worry me. With any university / venue around, you will get an increase in public order issues.

For thefts, stabbings, murders, muggings, burglaries, rapes, assaults etc… finglas will always be worse than donnybrook.

I'd be very dubious that more rapes happen in Finglas than Donnybrook for exactly the same reason you've cited. Pubs, students and drink. However the point is - don't try and use google as a deciding factor on an area - unless it's google maps and you're picking out aesthetics.

Furthermore what's more disturbing, people constantly pissing in your hedge and waking you up or a serious major crime, which happens everywhere in Dublin, happening ever so slightly more frequently. A final thing to bear in mind is most of the Dublin scumbags won;t **** on their own doorstep and if I was a burglar I think I'd be more likely to want to rob a house in Foxrock than Finglas tbh.

I'm more likely to encounter the 'hounds' in Foxrock while I steal jewelry, I'm much more likely to encounter a hairy arsed builder with a hurling stick and a 'special' understanding with the Defence and the Dwelling Act, while trying to pinch a half broken Playstation and a Harvey Norman 60" flat screen.

LG1234

jon1981 wrote: »

That must have 15+ yrs ago, definitely not like that now. The area between south circular road up to Bulfin road is full of professionals and families.

I think the opportunity to get a bargain here has passed. Here are some of the recent sales in the areas I'm referring to ... I don't think people would part with >300k if the area was full of junkies...

https://www.propertypriceregister.ie/Website/NPSRA/PPR/npsra-ppr.nsf/eStampUNID/UNID-E3891C0F4971564E802580BA004D015A?OpenDocument - 428k

https://www.propertypriceregister.ie/Website/NPSRA/PPR/npsra-ppr.nsf/eStampUNID/UNID-1F84BC7E2661140A8025807B004CF63E?OpenDocument - 325k

https://www.propertypriceregister.ie/Website/NPSRA/PPR/npsra-ppr.nsf/eStampUNID/UNID-898CD86BAE179E558025805100477C1D?OpenDocument - 350k

I lived in inchicore until a couple of years ago for a couple of years. In that time my bike was robbed, apartment broken into, car broken into, junkies shooting up in front of apartment, feral kids causing trouble all the time. In fact the feral kids are so bad there that sometimes spar has to keep its doors locked. Ive also witnessed a horse on the spar a few times. It was one of the worst parts of Dublin I've lived in and I grew up in Tallaght and Clondalkin, never had as much troubleas when we were there. We were gonna buy there before we decided to rent there first glad we did and glad we got out.

Great butcher's there though, the luas and a short hop to town.

Samuel T. Cogley

The Spa road end is very unsettled. My best mate lives there and has done for years, apart from having to tell the kids to feck off on a semi regular basis, never had any of the issues you've had, touch wood. Most of Tallaght and Clondalkin on the other hand are very settled, some not. But to be fair to Inchicore it's like Judging Tallaght just on Jobstown.

Alicano

Spanish Eyes wrote: »

I think the old Railway area in Inchicore is delightful. Have a look around.

https://www.google.ie/maps/@53.340829,-6.3240278,3a,75y,84.8h,88.64t/data=!3m6!1e1!3m4!1sWSe8Hhkb8Cvw4OEBw2jDHQ!2e0!7i13312!8i6656

https://www.google.ie/maps/@53.3396121,-6.3242873,3a,75y,24.7h,83.86t/data=!3m6!1e1!3m4!1sRMAujQNDGR0dXa2w3MvtxQ!2e0!7i13312!8i6656

That is delightful alright. Cheers.

Samuel T. Cogley

Look at the cars - that tells you it's a solid working class area, houses maintained = settled. Happy days.

dd972

Nutser wrote: »

What is the general feeling about ballybough as an up and coming area?

Floodzie

jon1981 wrote: »

That must have 15+ yrs ago, definitely not like that now. The area between south circular road up to Bulfin road is full of professionals and families.

I think the opportunity to get a bargain here has passed. Here are some of the recent sales in the areas I'm referring to ... I don't think people would part with >300k if the area was full of junkies...

https://www.propertypriceregister.ie/Website/NPSRA/PPR/npsra-ppr.nsf/eStampUNID/UNID-E3891C0F4971564E802580BA004D015A?OpenDocument - 428k

The Bulfin estate is very nice - walkable (just about) to the city centre, Luas line nearby, lots of buses over on Emmet Road/Old Kilmainham. The fact that the flats have gone has helped enormously! :-)

lawred2

Alicano wrote: »

That is delightful alright. Cheers.

I'd be happy to live there

SarahMollie

Nutser wrote: »

What is the general feeling about ballybough as an up and coming area?

You could argue that its worth a punt due to proximity to town and the fact that its adjacent to nicer areas (Drumcondra for example), but really it doesnt show any of the real green shoots I'd be looking for as yet.

I would go with East Wall over Ballybough.

Samuel T. Cogley

Ballybough and Dublin Centre generally suffer from decades of Dublin City Council and the various social issues they've cultivated. There's no hope of it regenerating as people being forced out of the 'up and coming areas' end up in the city or one or two housing estates in the far suburbs.

It would be amazing to see real social change and areas broken up, but I just can't see how one would do it. You'd need to distribute people over the city/country and then distribute services accordingly, it would be too expensive to maintain.

+1 on east wall though, it's just that far enough out.

Cuddlesworth

SarahMollie wrote: »

I would go with East Wall over Ballybough.

Any place that starts with Bally in Dublin.....

Walter H Price

Phbisboro , Drumcondra , Glasnevevin all up and coming but pricy already... Cabra and Stoneybatter also , on the slightly cheaper side

SarahMollie

Walter H Price wrote: »

Phbisboro , Drumcondra , Glasnevevin all up and coming but pricy already... Cabra and Stoneybatter also , on the slightly cheaper side

Drumcondra and Glasnevin are more what I would call established areas. Some hipsterisation going on in Phibsboro alright, but Drumcondra and Glasnevin have been commanding high prices for years, and already attract a very middle class home-buyer.

Cabra could possibly see some improvement as the location is great. Stoneybatter has probably peaked IMO.

Floodzie

SarahMollie wrote: »

Stoneybatter has probably peaked IMO.

Still some fixer-uppers there, but I agree. I remember during the Celtic Tiger David McWilliams giving out about 2-up 2-downs for sale in Stoneybatter for 300k. I think we are above that level now...

howtolive

kmfrob wrote: »

We bought a large (well relatively large) three bedroom 1950s ex-council house on the south eastern end of Glasanaon Road (Glasnevin North/Finglas East) a couple of years ago for 225,000 and haven't regretted it once.

I work on the Quays and am in work on the 83 within 20 mins. The neighbourhood is great, nice neighbours, no trouble from kids or crime, and only 15 mins walk from the Botanic Gardens/Washerwoman/Andersons Cafe. We also have Johnstown Park 30 seconds walk from our door.

The proposed airport LUAS line will pass 10 minutes walk from here when it gets built.

There's so much to recommend about the area (except for a decent local), I simply don't understand why it never comes up in these discussions!

Hi,

Myself and my O/H are potentially looking around this general area, any experience a little further south, Griffith Road/Parade/Drive etc? Can't find much info on the area.

For anyone else reading where may be decent for 250k ish in Dublin (a stretch perhaps to get somewhere within striking distance of the city centre). Anywhere with an elderly population / young families moving in etc. Some parts of Drimnagh, Cabra etc?

Samuel T. Cogley

howtolive wrote: »

For anyone else reading where may be decent for 250k ish in Dublin (a stretch perhaps to get somewhere within striking distance of the city centre). Anywhere with an elderly population / young families moving in etc. Some parts of Drimnagh, Cabra etc?

Killbarrack/Donaghmede and the 'rough' areas of Raheny.

Thornville Road is a bit more lively but if you can come in closer to the DART it get's very quiet.

howtolive

Samuel T. Cogley wrote: »

Killbarrack/Donaghmede and the 'rough' areas of Raheny.

Thornville Road is a bit more lively but if you can come in closer to the DART it get's very quiet.

Thanks! Hadn't considered that end of the world much. I'm from close-ish to the city centre on the southside and herself is from Castleknock/Blanch-ish direction but will have a look!

Citroen2cv

Firhouse and kingswood heights in the suburbs.

handlemaster

howtolive wrote: »

Thanks! Hadn't considered that end of the world much. I'm from close-ish to the city centre on the southside and herself is from Castleknock/Blanch-ish direction but will have a look!

Did you look around dublin 15 ?

Shedite27

Nutser wrote: »

What is the general feeling about ballybough as an up and coming area?

Like other posters said, it's still suffering it's share of problems, but a lot of the counsel flats south of Croke Park are about to be torn down to make way for a fancy new entrance. Not sure if it'll make much difference, but it's a start

howtolive

handlemaster wrote: »

Did you look around dublin 15 ?

Indeed, D15 is massive with some areas very far out (touching Meath), am fairly used to seeing bad traffic/issues with public transport arriving on time in D15. A bit closer in would be ideal if possible. Open to suggestions though if you have a specific part in mind to look at.

Lumen

howtolive wrote: »

Indeed, D15 is massive with some areas very far out (touching Meath), am fairly used to seeing bad traffic/issues with public transport arriving on time in D15. A bit closer in would be ideal if possible. Open to suggestions though if you have a specific part in mind to look at.

Not sure what sort of property you're looking for but I don't think you'll get a house for 250k in the nicer parts of D15. 300k for a 3 bed maybe.

howtolive

Lumen wrote: »

Not sure what sort of property you're looking for but I don't think you'll get a house for 250k in the nicer parts of D15. 300k for a 3 bed maybe.

I've seen a handful, whether they actually go close to the asking price or miles above is another story!

Samuel T. Cogley

My brother-in law bought in Clonsilla (we think!) it's one of the further out parts of D15 anyway... he likes the place. I personally think it's way too far out. About 2 years ago he go a structurally sound, but rather run down 3 bed Semi for c.220 I think. We purchased, not a million miles from the link I gave you, c. 265K for a 4 bed EoT. Prices have increased but keeping an eye out in some of the 'less desirable' areas can have it's advantages.

Samuel T. Cogley

Edenmore - my boss lives and is looking to buy over there. No direct experience of it myself but he reckons it's grand.

http://www.daft.ie/dublin/houses-for-sale/edenmore/23-edenmore-grove-edenmore-dublin-5-edenmore-dublin-1392746/

Okay I know it's 3000sq ft. and I know it has a pool, and I know it's on the Howth road with a sea view but a few streets makes some difference out here :pac:

http://www.daft.ie/dublin/houses-for-sale/raheny/621-howth-road-blackbanks-raheny-dublin-1385541/

EricPraline

Walter H Price wrote: »

Phbisboro , Drumcondra , Glasnevevin all up and coming but pricy already... Cabra and Stoneybatter also , on the slightly cheaper side

Think you might be a few generations late in the case of Glasnevin, and a few decades late in the case of Drumcondra. Prices in Cabra and Stoneybatter have also substantially increased in the last few years. The regeneration of Phisboro is long overdue.

Although prices are already reasonably expensive, it will be interesting to see what happens to Ringsend/Irishtown as these areas become increasingly compressed between the ever-expanding Grand Canal Dock and the new Poolbeg Strategic Development Zone (Glass Bottle Site) which will see up to 3000 new residential units, plus large-scale commercial and retail.

howtolive

Samuel T. Cogley wrote: »

Edenmore - my boss lives and is looking to buy over there. No direct experience of it myself but he reckons it's grand.

http://www.daft.ie/dublin/houses-for-sale/edenmore/23-edenmore-grove-edenmore-dublin-5-edenmore-dublin-1392746/

Okay I know it's 3000sq ft. and I know it has a pool, and I know it's on the Howth road with a sea view but a few streets makes some difference out here :pac:

http://www.daft.ie/dublin/houses-for-sale/raheny/621-howth-road-blackbanks-raheny-dublin-1385541/

Thank you - definitely did consider looking on the fringes of the "less desirable" areas as they seem to be more grand than not. Wouldn't mind being near the sea either

Samuel T. Cogley

howtolive wrote: »

Thank you - definitely did consider looking on the fringes of the "less desirable" areas as they seem to be more grand than not. Wouldn't mind being near the sea either

Sorry to keep going on about it but I love it out here. St. Annes park, Bull Island, an amazing off road cycle track (eventually back in service) into town. Keep an eye on Briarfield Road and Roseglen, there have been some bargains around there. As I say Thornville has a couple of minuses including it being the busy raod into the estate.

VW 1

I'm from the Dublin 9 area, and last year bought in that general area, but north of glanevin ave. Its extremely quiet, settled, and so handy for buses to town, Charlestown for shopping, 5 mins from the m50.

Any of the roads north of Glasnevin avenue at canices school are very quiet and settled, clune road, Clancy road, McKee road, Finglas park. Area well worth looking at when comparing price, location and the build quality of the houses.

tbeans

Southside - what about D12: Kimmage/Walkinstown around the fringes of Crumlin (Sundrive Road/Clogher road)? I know a few young professionals who have recently bought in these parts

Lumen

Samuel T. Cogley wrote: »

My brother-in law bought in Clonsilla (we think!) it's one of the further out parts of D15 anyway... he likes the place. I personally think it's way too far out. About 2 years ago he go a structurally sound, but rather run down 3 bed Semi for c.220 I think. We purchased, not a million miles from the link I gave you, c. 265K for a 4 bed EoT. Prices have increased but keeping an eye out in some of the 'less desirable' areas can have it's advantages.

No, D15 goes out much further than Clonsilla - out west to Clonee and north to the Ratoath Road which is level with Swords.

Despite the size, as with most places with mixed populations a hundred metres in D15 can make an enormous difference to desirability and prices.

Clonsilla is only 30 minutes from the city centre by bicycle but if that's not a preferred mode of transport it can take a bit longer to get in. Commuting by car is a terrible idea but the same applies to most places inside the M50.

ThisRegard

Samuel T. Cogley wrote: »

My brother-in law bought in Clonsilla (we think!) it's one of the further out parts of D15 anyway... he likes the place. I personally think it's way too far out.

It's 25 minutes out at the best of times, only about 15k, from O'Connell Street. Closer to the city than a lot of south Dublin. I think people picture it further out than it actually is due to its proximity to Meath.

lawred2

ThisRegard wrote: »

It's 25 minutes out at the best of times, only about 15k, from O'Connell Street. Closer to the city than a lot of south Dublin. I think people picture it further out than it actually is due to its proximity to Meath.

do you mean best of times? or worst of times?

because the best of times is usually a useless metric for people when considering commuting!?

ThisRegard

I'm just making the point that it's not that far out, and distance does not always equate to time commuting. You could be living 5k closer but your commute not really any faster.