22 Royston, Kimmage Road West, D12 WF84

Set in a quiet corner at the back of Royston off the Kimmage Road West, this freehold property has been fully modernized. It is proudly presented in walk-in condfition.

It has been internally insulated, extended (circa 2019) and fitted with a modern high-efficiency gas boiler. It has a B BER rating qualifying it for lower Green mortgage rates.

It is fully planning compliant with certification of compliance with buillding regulations.

It sits on a site area of approximately 1/10th acre with large traingular back and side gardens (35m x 10m) which may be accessed via a side gate. This makes it suitable for building a planning exempt garden cabin under the recently introduced new rules. These bright gardens are southerly facing, getting superb all day sunlighht.

Internally it has been fitted with new internal doors, internal insulation, good quality double-glazed windows and grey wood laminate flooring in all main rooms, The stairs and landing are carpeted, but that is the only carpet in teh house, all other rooms are finished with a nice modern grey wood laminate flooring. The insulated walls are neatly painted with no old wallpaper to be found anywhere in this modern home.

Accommodation consists of an entrance hall leading to a front sitting room, and a bright kitchen/dining room across the rear with a kitchen window opening into an enclosed southerly facing courtyard ideal of lounging in the sun or al fresco dining. To the rear of the kitchen, the ground floor extension has a back room with two large dual aspect windows, ideal as a back lounge, playroom or downstairs bedroom. It also includes a lobby area with a utility press fitted with a washing machine, and two French doors - one opening to the inner courtyard and ythe other opening to the spacious back garden.

Upstairs there are two spacious double bedrooms, a family bathroom and a study with an attractive box window to the front.Part of the study room was taken for the attic stairway, making it too small to comply with building regulations for a bedroom.

From the first floor landing a stairway leads to a spacious attic room, with a dormer window and an ensuite bathroom. The ceiling height here is only about 2m making it too low to comply with building regulations for habitable space. The dormer window has excellent views of the Dublin Mountains to the south. This attic conversion has planning permission as an attic storage room.

To the front of the property is fully owned off-street parking for one car. There is additional free on-street parking within this small estate.

Royston backs onto the wide open spaces of Stannaway Park, with playing fields and plenty of room to walk the dog or for children to play.With no direct access the estate is very quiet, but there is a gate just around the corner.

The area is well served by Buses F3 and S4. Dunnes Stores in the Ashleaf Shopping Centre is less than 10 minutes walk.

Early viewing is highly recommende, as a beautifully modernized property like this is sure to attract plenty of interest.