IN... GOATSTOWN:Congestion is the main problem in low-key locale, says Paul O'Doherty
CAUGHT BETWEEN a couple of main roads, avenues and intersections, Goatstown is one of those low-key locales better known for what it's near than for the sum of its parts. Convenient to everything on the south Co Dublin hit-trail, it's also quiet, residential and calm, with industry and commercial enterprises rarely diluting one of suburbia's most sought-after addresses. That aside, however, it's also constantly busy and congested on the main arteries with angry traffic eager to push on through in search of Dundrum, Sandyford or the city.
How's the market?
In a tighter location than most, where properties are relatively few - three and four-bedroom traditional family homes make up the bulk of the stock along with the occasional newbuild - the slump is very evident. O'Mahony Auctioneers' Jennifer O'Mahony sees it as "everybody sitting on the fence, unless your house is very reasonably priced. The market is definitely down 20 per cent and it could be down as much as 30 to 40 per cent in places. And we really won't know if the slump has bottomed out until next year."
Clarkin Properties' Vincent Clarkin is of the opinion that "it's down 30 per cent from July '06. However, I don't think property can keep falling, and I'm optimistic that the slump will be gone by Christmas. For the moment though, the only deals that are going through are the ones that buyers believe are good on the day."
A two-bedroom terraced cottage-cum-tardis on Drummartin Terrace with a long back garden and rear entrance, close to all amenities, is already down €45,000 to €675,000, but needs to drop by a few thousand more to find a sale. Moving up a division, a three-bedroom semi-detached family home with a 70ft back garden on the convenient Lower Kilmacud Road is €665,000, down a painful €210,000 (or 24 per cent) from what it would have fetched 18 months ago.
Going a little higher, a four-bedroom stylish family home with attic room and an exceptionally private, mature and well-planted back garden with patio at Birchfield Park, is down €30,000 since the summer to €745,000 but might have to tuck its belly in a little more to entertain a buyer. Meanwhile a four-bed detached home at Mount Annville Wood, lacking nothing flair and imagination can't fix, is also a little over-priced at €900,000, although that's down €230,000 from 2007 prices.
And to rent?
According to Clarkin Properties' Vincent Clarkin "rentals are strong and it's been quite good up until now, although there are signs it's beginning to soften. Having said that, whatever we get in, they're generally gone in two days". O'Mahony Auctioneers' Jennifer O'Mahony maintains "while it's not great, if your price is right, it will rent", while Drohan Lettings' Finbar Drohan acknowledges, "it's slowing down, but holding its own".
With no one-bedrooms available, two-bedroom apartments in Sorohan's Trimbleston development are roomy, ultra-modern and convenient to everywhere and yours at prices that range from €1,400 to €1,700 a month, depending on its view and the height of the landlord's desperation.
A three-bedroom terrace on Taney Road - of an era, just not this one - is reasonably priced at €1,450, while on Goatstown Road there's a recently renovated four-bedroom semi-detached house with a manicured back garden that looks like it's been designed (or airbrushed) by Dulux's entire family of sheepdogs, available for €3,000, at least €500 off an offer.
Going out?
Aside from The Goat in the village, with its very popular lunch menu, there are a number of popular pubs and restaurants within walking distance in the surrounding suburbs of Stillorgan, Mount Merrion and Dundrum. And the Luas is close enough for getting into the city.
Price of a pint
€4.50 in The Goat.
Good for families?
Considering the normal traffic congestion locally, it's a relatively awkward distance to the children's hospital. There are places (1.30pm to 6pm) at The Grove After School Care at €125 a week. And of course, one of the area's big selling points is it's near a number of quality schools.
What's to do?
Very central to the big shopping centres in Dundrum and Stillorgan, a whistle or two from the Luas line, and it's also on the steps of the Dublin mountains. Good walking and cycling nearby. Also, close to many sporting links in the surrounding areas.
Locals say
"It's got one of the best cycling lanes in the country" (Joe Hollingsworth, Hollingsworth Cycles).
"Like everybody else I'm just passing through" (Philip Williams).
"It's a sign of Goatstown's priorities that it has more dress-hire shops than pubs" (Michael Hayward).
"Ah, I think it's lovely" (Margaret Shiners).
"Goatstown has nothing, and that makes me a very, very happy resident" (Jim McEwen).
