Fix it up: A ‘Guinness’ in need of a good top-up in D8

A two-bedroom workers’ period artisan at No42 Rialto Cottages in the heart of Dublin 8 is in need of some serious refurbishment. It currently has a living room, kitchen, two bedrooms and a bathroom in addition to a small back yard.

Tell me more about the place...

With just under 500sq ft of living accommodation, this cottage dates from the turn of the 20th century and was originally part of a scheme to house workers from Guinness. No42 shows up in the 1901 census as being occupied by a labourer, his wife and another lady of ‘independent means’. The cottage has a south-facing yard and was extended some years ago. It’s a probate sale.

The bad news?

Some colourful pave cladding. It’s pretty much a ‘gut and redo’. The agent says that with probate period properties like this, the original parts of the building tend to be in better structural fettle than any later additions and No42 is no different.

The extension is in very poor condition and requires a new roof at the very least, if not clearance to start again. An unorthodox layout has a very large chimney breast in the living room taking up a considerable amount of floor space. Though the electrics were updated relatively recently, much of the new wiring is surface-mounted and may need to be tidied away.

And the good news?

Though small, this cottage has very high ceilings and there is potential for loft-type space overhead, especially if you dig down. Because the house has been vacant for some time, it may qualify under the Vacant Property Refurbishment grant. It will also qualify for grant aided energy upgrades. The house is located just 100m from the Rialto Luas stop and close to the new children’s hospital.

How much to buy it?

The asking price is €180,000.

And to fix it up?

At the absolute minimum, the agent reckons you would be looking at €50,000 to €55,000 just to make it liveable. But more like €100,000 to €120,000 on all of the necessary upgrades to the structure, the extension, the glazing, the heating, new bathroom and kitchen and the reconfiguring of the interior in order to get the full benefit of what this space has to offer.

What will I end up with?

For circa €400,000 all in, a one or two-bedroom town residence with a modern open-plan kitchen and living room within reach of the city centre by or on two wheel.

Who do I talk to?

Karl McCaughey of RE/Max Properties (01) 902 0777 reckons that a D8 Guinness pad could be good for you.