Two Ranelagh classics with investor potential

While a lot of the flatland housing stock in Ranelagh has been returned to family use, the odd exception remains.

Cherryfield Avenue Lower and Hollybank Avenue are two cul de sacs just off Sandford Road. They run parallel to each other and are beside the grounds of Gonzaga College. The two houses on neighbouring streets need upgrading but the subdivision layouts mean that a buyer could look to rent out one of the units, and let a room in the other under the “rent a room” scheme. It's a strategy that might suit someone trading down.

Each of the property’s two units has its own boiler and electricity meter so it would be possible to refurbish each and rent at market rates, subject to the improved layouts conforming to new building regulations. Equally it could have appeal for friends who would like to pool resources and buy together.

Returning either property back to family home use is also very doable because the subdivisions haven’t altered the basic structure of the houses.

The houses and their gardens are smaller than the redbricks of Beechwood or Ashfield roads but the set up is the same. Parking is on street, which can be problematic, the difference here is that there is no through-traffic.

Dublin 6, €645,000
18 Cherryfield Avenue Lower, Ranelagh, Dublin 6
Agent: DNG

Set on the left side of Cherryfield Avenue, number 18 is well positioned for the evening sun to the rear.

Because of the sub-division into two flats, the entrance hall seems small. Overall the house measures 108sq m (1165sq ft) and has an E1 Ber rating.

The first of the two flats comprises the two reception rooms, each small and narrow. The bay windowed room to the front has an open fire. Ceiling heights are lofty and the sense of space overhead continues through to the kitchen, which is a decent size. A smaller than average glass panelled door opens out to the small, west-facing garden. There is a bedroom off the kitchen.

Upstairs there is a one-bedroom unit with a small bedroom to the rear and a lovely living room at the top of the house in the second bay windowed room. This is the nicest room in the house.

Number 3 is currently for sale and seeking €675,000 through agents SherryFitzGerald while around the corner number 13 Cherryfield Avenue Upper is also for sale seeking €795,000. It measures 130sq m (322 ft).

According to the property price register in 2016 number 47 sold for €630,000 and number 23 for €675,000. Number 28 sold for €740,000 in June of this year.

Dublin 6, €795,000
42 Hollybank Avenue, Ranelagh, Dublin 6
Agent: O'Connor Shannon

On the street parallel, and set almost directly behind the Cherryfield Avenue Lower house is number 42 Hollybank Avenue, a redbrick-fronted bay window property where there is a similar sub-division.

This mid-terrace property is only marginally bigger in size, 110sq m (1184sq ft), but feels far roomier.

The first unit comprises the two interconnecting reception rooms, a kitchen on the return with another dark room to its rear. The toilet and shower are on opposite sides of the hall leading to it. This extension take up most of the northeast-facing back but it is poorly lit.

Upstairs is a one-bed unit with a separate kitchen and shower room. It has a lovely big sitting room to the front and through its bay window the autumnal tree-lined road creates a lovely vista.

This property feels roomy but the extension to the rear is dark and would need to be completely reworked to throw light into the north-facing space.

In February of this year number 5 sold for €780,000, according to the property price register.