Mullery O’Gara are delighted to present to the market 62 Kimmage Road Lower, a truly elegant red brick semi-detached Edwardian family home – one of a pair of similar style bay windowed properties - c. 1,765 SqFt / 164.03 SqM.
Recently restored and upgraded with no expense spared where the old marries the new in a seamless fashion.
Full of character and presented with great flair and imagination throughout retaining a wealth of original features including marble and cast iron mantlepieces, ceiling coving, picture rails, timber doors, hardwood floors etc.
Full of natural light with elegant proportions, off – street parking for two cars to the front, a generous south facing garden to rear and side entrance.
With all brick exterior and room to extend subject to p.p this represents a wonderful opportunity for those seeking a home ready to move in to.
Comprising a hall with twin arches, ceiling coving and centre roses, lounge with marble mantlepiece, ceiling coving and centre rose, arch to bay window, the original sliding interconnecting door leading to the second livingroom with marble mantlepiece, ceiling coving and French doors to the garden.
On the return the kitchen/dining room has an extensive range of charcoal coloured units with solid wood doors, sink unit, solid granite worktop, with a utility room with sink and showerroom off.
On the first floor return Bedroom 1 (double) has a cast iron mantlepiece overlooking the back garden, on the first floor Bedroom 2 (double) has a cast iron mantlepiece and ceiling coving, the master Bedroom 3 has a cast iron mantlepiece, ceiling coving and doors to dressing room/ Bedroom 4 with cast iron mantlepiece, centre rose and door to the balcony at the front of the house.
On the second floor return is a study/bedroom 5 with centre rose. The family bathroom comprises a claw foot stand alone bath, wc, twin shower and whb on dressing unit.
There is a capacious attic lined with sheep’s wool insulation with ample storage accessed by pull down stairs from the top floor.
Outside there is off – street parking to the front for two cars and a side entrance.
There is an excellent 38x23ft walled south facing garden. The garden backs on to the side of the rear neighbouring property meaning the garden is not overshadowed. The garden is currently laid out in grass, a blank slate which the new owners can arrange at their leisure.
The property is situated just down from Harold’s Cross Park near Harold’s Cross and Rathmines village with their wide selection of shops, restaurants and bars. There are several excellent schools nearby, including an educate together primary and secondary school a few minutes away. Bus routes, sports facilities, parks and other amenities are also close by. The M50 and city centre are within easy reach.
The house was fully renovated in 2019, using conservation techniques to preserve the original features of this 1905 Edwardian home and bring it into the 21st century with investment in insulation, sash windows, full re-wiring and re-plumbing.
The house's original 100 year old floorboards were lifted, sanded, stained and oiled. An 8 inch thick layer of natural sheep's wool insulation providing breathable thermal and acoustic insulation was suspended in a membrane on ground floor before the floors were re-laid.
The front ground floor windows were preserved and retrofitted with double glazing, the original window box was insulated with natural sheeps wool insulation. As part of the restoration, new period sash windows were fitted throughout the house (bar the kitchen) which were custom made in Dublin by sash window specialists in Accoya wood.
The house was fully rewired including a new fuse board. Matt brass powerpoints and light switches were installed along with a number of USB power points throughout the house.
A brand new energy efficient heating system with aluminium radiators was installed. A gas burning boiler controlled via Tado’s Smart Thermostat zoned on a ‘per room basis’ gives the occupiers complete control of their heating and cooling throughout the house. Tado’s smart heating system provides smart scheduling, geofencing and energy saving plans to optimise your energy usage.
There is a boiler with separate water heating controls providing instant hot water and excellent water pressure throughout the house.
The water pipes have been fully upgraded throughout the house from the original lead.
The original plasterwork, cornicing etc was preserved during the restoration.
Conservation techniques were used throughout the renovation. All external facing walls were stripped back to bare brick and insulated utilising 'Diasen Diathonite Thermactive' lime and cork based insulation then finished in like plaster. Sympathetically applied to all exterior facing walls, preserving the original cornices and architectural features.
Thermactive insulating plaster improves the thermal performance of a wall by up to 4 times keeping walls warm in the winter and cool in the summer.
All walls were painted using breathable paint in Farrow & Ball colours in keeping with conservation best practice.
Handmade ceiling centrepieces restored to each room in the house, sympathetic to the Edwardian style throughout were made in Dublin.
All original fireplaces are intact and in working order.
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