DUBLIN 4 - €1.25M:PERCY LANE, nicely positioned between Haddington Road and the stretch of Grand Canal which drifts along to Baggot Street Bridge, is as quietly secluded a spot as you're likely to find in Dublin 4.

Number 23 Percy Lane is a discreet, stone-faced mews with discreet, stone-faced mews for neighbours. It has lots of light, expansive spaces under vaulted ceilings, terraces to the front and rear and a small private patio garden.

Built 12 years ago to the vendor's specifications, it makes the most of the location. Architect Gerry Irvine's design capitalised on the site's peaceful seclusion and east-west orientation by giving bedrooms the privacy of the ground, garden level and the overhead living spaces the benefit of soaring ceilings.

Light is a priority: a terrace extending from the kitchen faces east and the rising sun, a terrace off the livingroom makes the most of sunset's westerly light.

With a sizeable floor area of 130sq m (1399sq ft) there are two bedrooms, an office space, living room, kitchen/diningroom and garage. Agent Owen Reilly is looking after the private treaty sale and is quoting €1.25 million.

The front façade gives little indication of the amount of space behind its creeper-clad walls. Materials used - maple floors on the first floor, timber beams and a livingroom fireplace with mantel and surround in wood from a 150 years old Wicklow barn - keep the mood tastefully earthbound.

The livingroom is where the vaulted ceilings, 17ft high in this instance, come into their own. There's a fanlight over the wide, double glass doors to the terrace; and Velux windows in the ceiling above a vaulted mezzanine also spill light into the living area.

The mezzanine is in use as an office and steps up from the livingroom are stylishly, if precariously, without a rail. The terrace off the kitchen/diningroom has privacy- giving hedging and plants which give a cottagey dimension to the room.

The ground floor entrance hall is large and has a terracotta-tiled floor, as well as wine storage behind the spiral staircase to the first floor. Both bedrooms have French windows to the patio garden, the family bathroom has been upgraded in the last year and has underfloor heating beneath Travertine tiles. A door leads from the hallway to a large garage with utility area.

23 Percy Lane, Dublin 4

Discreet, stone-faced mews makes the most of its east-west orientation to maximise light gain while still remaining very private

Agent:Owen Reilly Property Consultants