103 Tolka Road, Drumcondra, Dublin 3

***SOUTH FACING / LARGELY EXTENDED / THREE RECEPTION ROOMS / OFF & ON) STREET PARKING / SUPERB LOCATION / EXCELLENT CATCHMENT AREA / STIRA (Floored Open Attic) / FULL ENERGY EFFICIENCY UPGRADE COMPLETED IN JULY 2022 (incl New Boiler & Heating system) / MONITORED ALARM***

KELLY BRADSHAW DALTON are exceptionally excited to introduce 103 Tolka Road, Drumcondra, Dublin 9 to the market.

Steeped in history, the area of Drumcondra is a leafy suburban neighbourhood which has always been a very popular location with families and those looking to purchase their dream home in a well renowned mature location. Although constructed in the 1950s, this wonderful property has undergone substantial renovations to ensure it stands the test of time, with extensive energy upgrades, extension and renovations.

On arrival to the tree lined street, one will note the off-street parking and ample on street parking for guests. The garden has been paved with cobblelock paving and pretty flower beds with iron railings frame the picturesque home and give us just a hint of what lies behind the front door.

Crossing the threshold and into the large entrance hallway you are immediately aware of the level of care and attention that has gone into maintaining and upgrading this beautiful home. Hardwood flooring runs from room to room effortlessly, creating modern seamless finish. From the hallway to our left, we invite you to explore the formal living room. This is a wonderful space to gather with family around a modern gas fire in the colder months, a lovely focal point to any room and overlooks the front garden. Sliding double doors open out into the separate dining room, perfect for busy families at mealtime. From the dining room there are further double doors to the second family living room.

Designed with entertaining in mind, the family room is a hidden gem within the property. This stunning space is drenched in an abundance of natural light that simply floods the room from the south facing aspect. With the beautifully exposed brick wall, its a room ideal for having that less formal, relaxed vibe with friends enjoying a drink in the evening or reading a book. It's secluded and private, with double sliding doors that invite you out to the rear garden.

Next to this room is the fully fitted kitchen, complete with shaker style floor and eye level units, brushed chrome hardware, ample counter space for food preparations, tiled flooring and access to the rear garden and what a garden it is!

With low maintenance in mind, yet beautifully manicured, the rear garden is a true hidden gem. South facing, it captures the sunshine from one end of the day to the next and feels completely private as it is not overlooked and has been paved and decorated with potted plants. Ideal for summer BBQs or simply letting the little ones play, the garden is sure to be enjoyed by the whole family. Another feature to the rear garden is the garden room/shed which could be used as an office to work from home, home gym, extra living space for the older children or a den, the options are endless.

Completing the downstairs accommodation is the guest bathroom.

Not to be outdone, upstairs offers just as much. An impressive architectural design, the Bifurcated or split staircase" leads us to two sections of the home. To our left are two double bedrooms, one being the spacious master bedroom with built-in wardrobes and the second a smaller double, currently used as a single, but with a little reconfiguration is a suitable double bedroom. To the right of the staircase is a third double bedroom with built-in wardrobes and the modern family bathroom. The large bathroom has been finished to high standard and boasts a fully tiled room with a large walk-in shower, square hand basin, spot lighting and W.C.

Features
Full energy efficiency upgrade to the property, completed in July 2022. Works included.
HECO Construction Ltd completed the external and internal thermal insulation works on the property. Full wrapping of the exterior of the property, (certified under warranty number 12/2022). Insulation of interior dry lining board on ceilings/slopes and internal walls (IAB certificate number: 09/0329)

Building Completion Testing Services completed the airtightness tests on the property. (INAB accredited airtightness test completed and certified in 2022, reg. # 390T / report # 19625)

Double glazed windows.
New boiler and heating system installed in 2022 (tested and certified by RGI gas installer).
Construction work completed by HECO included the Insulation and ventilation of the attic and flooring of attic.
BER rating on property is C2 copy of BER cert attached (valid until 2032).

The extension has had planning permission approved in March 2000 (Application reference 0088/00)
First floor extension at rear, with double storey extension at the front/side.
Off-street parking
Hard-wood flooring throughout the ground floor
Three large bedrooms, with fitted wardrobes
Large, tiled bathroom with walk in shower
Under-stairs WC
Modern Gas fire installed in the front sitting room
Large attic space with a Stira and light installed, for ease of access
New alarm system / with new wiring to same installed in 2022 current provider Networks security
Kitchen includes an oven, grill, hob, fridge/freezer, washing machine, dishwasher
Large brick shed to the rear currently used for storage (potential for utility, gym, additional storage)

Rooms
Hallway - 4.18m x 2.58m

Guest W.C. - 1.68m x 0.88m
Wash hand basin
W.C.

Living Room - 4.43m x 3.32m

Dining Area - 4.32m x 2.16m

Family Room - 3.58m x 2.93m

Kitchen / Breakfast Room - 2.75m x 2.53m

Landing - 3.71m x 0.83m

Bedroom One - 4.31m x 3.24m

Bedroom Two - 3.09m x 2.19m

Bedroom Three - 3.09m x 2.15m

Bathroom - 3.24m x 1.6m
Shower
Wash hand basin
W.C.