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Dublin Property Solicitors

Making sure your home is your home

Experts in Residential Conveyancing, Commercial Conveyancing (office and retail premises), Lettings, Planning Law, Property Disputes.

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We have works on hundreds of projects over the past 50 years and been involved in thousands of transactions. 

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Posted 21/10/2016

Planning - Planning and Development Act, 2000 - Planning scheme - Strategic infrastructure development (SID) - Public interest - Greater risk of injustice - Balance of convenience - Partial stay 

Facts: Following the grant of leave to seek reliefs by way of judicial review and grant of stay on the decision of the first named respondent, the applicant now sought an order to quash the decision of the first named respondent. The notice parties sought an order setting aside the stay order regarding the operation of the decision of the Bord pending the determination of the proceedings. The applicant contended that the planning scheme would not constitute SID. The applicant further argued that the planning scheme would be contrary to the statutory laws, as it did not involve the public. The notice parties contended that it would cause significant commercial harm if the stay was not lifted. 
Held: Mr. Justice Binchy set aside the stay to the extent that it enabled the notice parties to submit planning application to the first named respondent and ordered the stay to remain operative to prevent the first named respondent from making any decision on the planning application. The Court observed that the applicant raised points of exceptional public importance and made out an arguable case. The Court observed that the greater risk of injustice would be in the continuation of the stay. 
Callaghan, John v An Bord Pleanala and ors, and North Meath Wind Farm Limited and Element Power Ireland Limited
21/7/2016 No. 2016/324 JR [2016] IEHC 488

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Nama backs massive housing project by developer Sean Mulryan

Posted 11/8/2016

It was granted permission in February by Kildare County Council for the huge development, which includes a mix of three and four-bedroom semi-detached and detached houses.

Company filings show that Nama's subsidiary, National Asset Loan Management, has taken a charge over the land on which the scheme will be built by Ballymore Developments.

The local Craddockstown Golf Course is adjacent to the project and had asked the council to omit planned houses that would have been close to the course. The trustees of the golf club appealed the council's decision to grant permission to An Bord Pleanála, citing a number of issues including the proximity of some of the houses to the golf course, their visual impact and traffic concerns.

However, the club withdrew the appeal last month. There was another appeal made to the development, but An Bord Pleanála ruled last month that the project could proceed.

The scheme will be built in two phases, with 124 houses being constructed in the first phase. The second cannot be started until the council signs a contract for the construction of a new distribution road.

Nama announced last year that it would fund the delivery of 20,000 residential units in Ireland by 2020. The plan requires a total outlay of €4.5bn.

Apart from projects in Ireland, Mr Mulryan has also been involved in major development projects in London.

Meanwhile, a popular Dublin pub which sold for €16m during the boom is back on the market for a price of €3.25m.

A key attraction in 2007 of the Addison Lodge in Glasnevin was the fact it was sitting on just over an acre of land in one of the city's most attractive residential areas, which is beside the Botanic Gardens and convenient for Dublin City University.

Rents for Dublin offices and industrial property are showing some of the fastest growth rates in Europe according to a CBRE survey of 50 countries.

But the office rent rises signal a drop in competitiveness which will not help IDA Ireland in its efforts to compete with other European cities which are seeking to attract office employers from London following Brexit.

Over the last 12 months prime Dublin office rents rose by 15.04pc to €618.90, which was the fastest growth rate among more than 50 cities in Europe, the Middle East and Africa (EMEA).

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US businessman is mystery buyer of Killiney estate for €7.5m Entrepreneur Dr Joe Elias has bought Strathmore, the former Canadian embassy residence in Killiney

Posted 1/6/2015

The mystery buyer behind one of the biggest residential property sales in the capital this year is entrepreneur Dr Joe Elias, who has shelled out €7.5million for Strathmore, the former Canadian embassy residence in Killiney.

Although it remains a closely guarded secret – with those surrounding the deal under non-disclosure agreements – a company believed to be associated with Elias sealed the deal on one of Dublin’s last great estates in March.

US-born Elias is the founder and chief executive of Retail in Motion, which specialises in online airline retail, targeting in-flight shoppers. Elias came to Ireland to study medicine at the Royal College of Surgeons in 1996. On graduation he pursued a business career starting with a vodka-in-a-sachet venture that was heavily criticised and opposed by publicans. But the airline industry became interested and Retail in Motion has grown exponentially since.

It is likely Elias will completely renovate the 750sq m Killiney mansion standing on nine acres for personal use.

In recent years he purchased a site in Foxrock (where he currently lives) but abandoned ambitious plans for a substantial development to include a property of about 2, 300 sq m and later sold the site. The planning application on Strathmore should make for interesting reading.

Strathmore was acquired in 2008 by property developer Michael Roden, when he traded it with the Canadian embassy in exchange for an opulent 604sq m home on Oakley Road, Ranelagh, and about €3.01 million in cash.

In the latest transaction, the property was acquired by Knight Frank from Simon Ensor of Sherry FitzGerald, who placed Strathmore on the market last July for €8 million.

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Property prices rise again despite new lending curbs

Posted 27/5/2015

Property prices rose again last month despite the introduction of new lending restrictions aimed at cooling the market.
The latest Central Statistics Office (CSO) figures for April show prices nationally rose by 0.6 per cent and are now 15.8 per cent higher than a year ago.
In Dublin, prices increased by 1 per cent last month, reflecting an annual inflation rate at 20.2 per cent.

April was the second month in a row to see prices rise since the Central Bank intervened in the market by introducing new lending restrictions in January.

The figures show Dublin house prices rose by 1 per cent in April whilst Dublin apartment prices remained the same

Outside of Dublin residential property prices rose by 0.3 per cent in April, and were up 11.4 per cent compared with April last year.

Nationally, residential property prices remain 37.8 per cent lower than their peak level in 2007.

Dublin house prices were 36.3 per cent lower than their peak, Dublin apartment prices were 42.2 per cent lower than their peak and Dublin residential property prices overall were 38.1 per cent lower than their highest level.

Outside of Dublin residential property prices were 41.4 per cent lower than their highest level in 2007.

Investec economist Philip O’Sullivan said: “All in all, we reaffirm our view that the path of least resistance for Irish residential prices remains to the upside, given the supportive demand drivers (new household formation, rising employment and earnings, lower taxes on incomes, and falling mortgage rates), while on the supply side completions are running at about a third of their long-term average and less than half of what we would consider a normal level of activity to be.”

“So we expect to see further increases in the Residential Property Price Index over the coming months,” he said.

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Plans unveiled for more than 3,000 homes at new development in south Dublin

Posted 25/5/2015

The US investment firm Hines launched its Cherrywood plan, which will effectively create a new suburb in the capital.

Hines bought the Cherrywood site close to the N11 dual carriageway for €272m last year. It made clear from early on that it planned to develop the property itself.

The development involves the building of a new town centre, schools, leisure facilities, and about 3,800 new houses and apartments, as well as 170,000 sq m of office space.

Hines’ boss in Ireland Brian Moran said his company was “poised” to be start construction, with access roads to be built from this autumn.

“[Cherrywood] will be a landmark development integrating new homes, retail, work and leisure facilities within an urban design framework never previously seen in Dublin or in Ireland,” he said.

Hines is holding a series of open days this week for the public to view the plans. The plans can be viewed at Cherrywood Business Park.

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Banco Popular to sell €451 million worth of Spanish propertyThe portfolio includes 1,753 homes in Madrid, Barcelona, Toledo and the Costa del Sol

Posted 25/5/2015

Banco Popular is preparing to sell €451 million euros of real estate assets in Spain as international investors return to the country’s property market.

The bank’s portfolio includes 1,753 homes in Madrid, Barcelona, Toledo and the Costa del Sol valued at $300 million , zoned land in 10 regions across Spain valued at €103.4 million and 13 hotels valued at €47.2 million, according to a document sent to investors by N+1, the Madrid-based investment bank advising the seller.
Investment in Spanish property jumped to €17.8 billion last year from €4.9 billion euros in 2013, according to data compiled by Irea.
Home prices in the country last year posted their first annual increase since 2007 as the property market recovers from the worst recession in the country’s democratic history.
Banco Popular intends to sell the portfolio, known as “Project Elcano” in the first half and the sellers may provide financing to the potential buyer, according to the document.
Representatives of Banco Popular, Spain’s sixth-largest bank, and N+1, declined to comment.

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Calvin Klein has reportedly splashed out $30 million on a brand new home in the Hollywood hills after selling his property in Miami.

Posted 22/5/2015

The fashion designer has reportedly splashed out the huge sum on a ''glass box'' in Los Angeles after selling his property in Miami, Florida.

He said: ''It's a glass box up in the hills. I'm not going to say this is my dream house, but it's a place I can have a lot of fun in and that I can escape to.''

Calvin, 72, grew to love the view from high up in the Hollywood Hills after spending time writing a book at fellow fashion designer Vera Wang's Trousdale Estates home in the area.

He told the New York Post newspaper's Page Six column: ''I never saw LA that way. I'm a sucker for views. Not to compare apples to oranges, but Miami Beach is a resort. LA is where people work, not only in the entertainment business, but all different walks - the social media world - it's a new experience.''

However, the fashion mogul won't sell off his expansive Miami mansion to just anyone and confessed he is very particular about who takes over the Spanish-style house.

Calvin explained: ''It may sound crazy, but I wouldn't sell it to just anyone. It would break my heart. I hate to use the word 'unique,' but I have never seen another house like it . . . I want to sell it to someone who appreciates the aesthetic.''

He added he is unsure how long he will remain in his new home after fixing up the property with his ex-wife Kelly Rector to whom he was married from 1986 to 2006.

Calvin - whose eponymous empire also includes jewellery and fragrance lines - said: ''[Kelly] knows me better than anyone. She said, 'We can fix this up. You can live there for a few years, and see if you like it.' Then again, I say that every time! I start by saying, 'This is going to be a temporary thing.' But there's a reason I named my first fragrance 'Obsession.' '

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The top five Dublin property hotspots...Which Dublin locations are most fraught for home buyers right now

Posted 2/5/2015

These are the locations where the supply of homes coming to market is in single rather than double digits per month, where the Saturday viewings run into hundreds rather than dozens, where time on the market can be measured in days rather than weeks and where the bidding most often ends up in the dreaded “best and final offer” sealed envelope session.

To discover Dublin's hottest five markets right now, we asked three of the capital's largest estate agencies — Douglas Newman Good, Sherry FitzGerald and Savills to nominate the areas in which buyers would have the most difficult time trying to buy a house at the moment.

They're not necessarily the best areas to live in — although some of these do feature — but rather the areas in which competition for a limited number of abodes is most heated.

Not all agents agreed on the top five most heated markets. Sherry FitzGerald would have preferred to include Rathfarnham and Churchtown and Savills would have included Blackrock, from the village itself to Mount Merrion.

But overall based on the combination of their views we have come up with the five neighbourhoods where home hunters will have the most difficult time acquiring a property in present market conditions.

Here they are in descending order, moving towards the hottest and most fraught:

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5th hottest market: Portobello, Dublin 8

Located just inside the Grand Canal facing Rathmines, Portobello in Dublin 8 has become the sought after neighbourhood for arty and media people who relish their city living, their independence from status symbols such as cars and the area's echoes of left bank ambience.

These home buyers also enjoy walking home from the trendy pubs and restaurants in the buzzing area between Dawson St and George's St, or meeting up with their still renting friends in Rathmines.

“It's as close as you can get to the city without being in the city as such,” says Keith Lowe of DNG.

Owners who took their first step in the property ladder with a smaller house in another area like to move to this spot which is located between the canal and Camden St.

Then there's the inverted snobbery, some buy so they can boast that they haven't sold out to suburbia, unlike some of their more settled rivals.

Scarcity is another factor with only seven houses currently for sale and five of those have only two bedrooms or less. One of these, on Kingsland Park Avenue, is priced at €300,000 but most are over €475,000. A couple of large houses are now asking €600,000.

While the Dublin 8 area, where Portobello is located, has more than 70 apartments for sale, not one of these is available in the Portobello enclave.

 

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4th hottest market: Rathgar, Dublin 6

Ever since it was the address of choice for Taoisigh and Government ministers, and that was back in the 60s and 70s, Rathgar has been one of Dublin's hottest markets. Today it still pulls in well-funded families wishing to place their children in nearby private schools such as Alexandra College, High School, St Mary's, Gonzaga, and Stratford.

But the key attractions are the well-preserved period houses, built by the famous Stringers early in the last century, and especially those that retained their large gardens which can achieve prices in the €2m to €3m range. Its tree-lined roads and nearby riverside walks along the Dodder create a garden city ambience.

A recent search shows 30 houses for sale with as many as 24 of these priced at over €500,000. So for first time buyers it's a difficult area to get on the ladder. More than a third of the current supply of houses are pitched at the millionaire buyers with asking prices between €900,000 and €3m.

Rathgar has recently seen a number of newly built houses which show that its strong prices are sufficient to entice house builders back into the market.

Scarcity of supply also includes its apartment market, especially for two bedroom units. Only six apartments are for sale in the area and all but one of those are one bedroom units all of which are priced between €160,000 and €250,000.

clontmain.jpg 

 

3rd hottest market: Clontarf, Dublin 3

Clontarf ranks third in our property hotspots survey. Its combination of close proximity to the city, its selection of mature and large period properties and of course the seaside proximity and views mean it's the north city's most sought after and fought over address.

Keith Lowe of Douglas Newman Good says demand is especially strong for good houses with decent gardens attached and a lot of modern trophy homes were built in the area during the boom, squeezed into infill sites whenever they became available. It also attracts buyers for doer uppers on good roads.

Interestingly, demand in Clontarf was among the last locations to see demand fall off in Dublin when the property crash kicked in. Some would argue that demand for property |here never really waned |at all.

Sarah McCoy of Sherry FitzGerald says the Georgian period homes that come to the market “are few and far between and those that are coming to the market have phenomenal interest. Anything in good condition will go over the €1m mark.”

Iris Keating of Savills says demand is underpinned by local people who during the boom, had been priced out to other areas and who are now returning to be near where they grew up. They also include families who bought in places like Marino and Raheny and are now trading up to bigger houses with sea views.

The supply demand imbalance is reflected in how just 24 homes were on the market at the time of our survey and ranging between €185,000 and €1.25 million in guide price. For families the choice is even more limited as only 17 of these houses offer three or four bedrooms.

Clontarf accommodation is also sought by those working in the nearby East Point Business Park as well as empty nesters trading down looking for flats with sea views.

Consequently only 14 apartments are for sale at prices ranging between €195,000 and €375,000.Ranelagh trumps for yummy mummy’s and high-flying socialites.

 

Kiely's Donnybrook.jpg 

2nd hottest market: Donnybrook and Dublin 4 generally

The Dublin 4 market caused the hottest debate among our agents with all agreeing that the postcode should be included in second place in its entirety.

While two agents were reluctant to nominate a particular village or neighbourhood of D4, Sherry FitzGerald plumped for Donnybrook followed closely by Ringsend. Sandymount is also sought after because of its combination of easy Dart access and nearby sea front.

A recent search showed as many as 25 houses in D4 with guide prices pitched at millionaires and the most expensive of these houses is 25 Ailesbury Road, Ballsbridge, a five bedroom terraced house with a floor area of 427 sq m for which Lisney are quoting €3.25m.

The perennial appeal of the Ailesbury/ Shrewsbury area was reflected in how quickly those houses owned by cheer leaders of the boom, such as Derek Quinlan, Bernard McNamara, Sean Dunne and Tom Fehily, were snapped up at even before the recovery got under way. That was a time when houses in most other areas were very slow to sell.

Now those seeking houses in the more modest €250,000 to €700,000 price bracket, have a choice of only 45.

There's a similar number of flats and 17, or more than a third of the flats, have very strong prices — between €400,000 and €975,000. With the mix of tech companies and major legal firms locating at nearby Grand Canal Harbour, it's not surprising that vendors are expecting to achieve such strong prices.

Donnybrook Village has also seen a noted resurgence of boutique cafes and high end eateries following a notable slump in the property crash years.

 

http://migration-ece4.independent.ie:8085/migrator/ws/publication/independentDublin/resource/binary/473082 

Dublin’s hottest market: Ranelagh, Dublin 6

The recent arrival of Gordon Darcy-backed Exchequer wine bar, across the road from the recently opened FlyeFit 24-hour gym, sums up Ranelagh — a combination of daytime café society for yummy mummies and a fun-filled and healthy night life. It has also been a magnet for Dinkies, couples with double incomes and no kids, while its top class schools such as Gonzaga, Sandford Park and Muckross, means they won't have to move when they do decide to have a family.

The scene of colourful election battles, it was here that Green Party leader John Gormley fought with PD leader Michael McDowell to rally their voters — the former's being those who did their bit for the environment by walking to work, and the latter's those who voted to protect their spending power with tax cuts. It neatly summed up the area's populace.

A key attraction is its wide choice of restaurants (like Dillingers, above) and if one should close there's always another to take its place.

As one observer remarked the village is more Dublin's Notting Hill than Mayfair, a land of red brick and shabby chic where back gardens are coral (Indian sandstone).

A search for two to five bedroom houses in Ranelagh week showed only 18 for sale. While these range in price from €260,000 for a two bedroom terraced house at 14 Athlumney Villas, as many as six of these houses are asking more than €970,000 which is well over the €600,000 to €700,000 price range for which demand is strongest.

Modestly price homes of less than €450,000 and including apartments are limited to only nine properties.

At the top of the market is Glenthorne, 134 Sandford Road, for which Colliers are guiding €2.7m in advance of its auction on May 7.

This five bed semi has a tastefully restored 5,160 sq ft of living space and also comes with a guest lodge of around 850 sq ft.

In 2012 four houses on Moyne Road in various sizes and conditions sold for between €530,000 and €675,000. Then last year only two sold, both terraced, and the prices had moved up to €600,000 for the three bedroom property and €786,500 for the four bedroom.

Now 18 Moyne Road, is for sale with a €975,000 price tag through Sherry FitzGerald.

For those looking for a doer-upper, 39 Mountain View Road, a three bed semi with over 1200 sq ft, will go to auction with Lisney's €750,000 guide price on May 7.

Ranelagh is where you are most likely to end up fighting it out in a “do or die” best and final offer sealed bidding session.

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Establishment of Digital Hub as an independent company will boost digital entrepreneurship and Dublin 8 regeneration

Posted 16/1/2015

The Minister for Communications, Alex White, TD, today announced that The Digital Hub Development Agency (known as The Digital Hub) is to merge with Dublin City Council (DCC). The Digital Hub will be established as an independent company under DCC in order to retain the unique identity and branding that has been an important ingredient in its successful development of digital entrepreneurship in Ireland.

 

Minister White said the Digital Hub planned a significant expansion of office capacity through the development and refurbishment of the properties – many of which are derelict, protected structures – on its Dublin 8 campus. Minster White said: “This will support both job creation and regeneration of this historic area of Dublin. Work is already underway on the refurbishment of a derelict 19th century Grainstore building and the development of high quality student accommodation on The Digital Hub campus. This new office space will come on stream over the coming year, with completion of the student accommodation in 2016.”

 

New and growing digital enterprises will benefit from The Digital Hub’s expanded capacity for accommodation and support facilities, which will contribute to the urban redevelopment potential the Dublin 8 area. Minister White said: “The new arrangement will enable The Digital Hub to continue to build and reinforce Dublin and Ireland’s reputation as a centre for digital excellence. It will foster a supportive and dynamic business environment where new digital enterprises can thrive and contribute to Ireland’s jobs recovery.”

 

The Digital Hub Development Agency manages The Digital Hub project, which is home to 90 digital enterprises, from start-ups to well-established businesses, which employs almost a thousand people. Since its inception almost 200 companies have progressed through the Hub including now well established names like Daft.ie, Havok, Houghton Miflin (Riverdeep), Amazon, PopCap, and Gala Games.

 

Gerry Macken, Chief Executive of The Digital Hub Development Agency said: “We very much welcome today’s formal announcement in supporting The Digital Hub Development Agency’s transition to become part of Dublin City Council (DCC). At The Digital Hub, we are already working closely with DCC on the management and development of property, local urban regeneration and the city’s reputation as a world-class centre for the high-tech industry.

 

“The transition to DCC will strengthen existing relationships further and will accelerate the many benefits that can be expected from such a move. This latest development will ensure the continued growth of a vibrant digital enterprise community in Dublin’s historic Liberties Quarter and to the creation of much needed high-value jobs in the city.”

 

Dublin City Council’s Chief Executive, Owen Keegan – who is a Board member of The Digital Hub also welcomed today’s announcement. He commented that the role of Digital Hub is very closely aligned with the new economic development and enterprise support role of the City Council. The expertise and skills that have been built up over the years within The Digital Hub will assist DCC in its efforts to make Dublin a leading digital city. In addition, the urban regeneration activities of the Digital Hub will complement the City Council’s on-going efforts to regenerate this area of the city.

 

The Minister highlighted the opportunity that the merger presents for both DCC and The Digital Hub to exploit synergies that span enterprise growth, property management and development, urban regeneration and community initiatives. In preparing for its transition, the Board of The Digital Hub has agreed a new strategy and funding model which will allow the company to operate with a stronger focus on digital entrepreneurship and increase its attraction as a cluster location for knowledge, innovation and creativity, while putting the company firmly on a track towards self-sufficiency. As an independent company, it will maintain its commercial digital focus and be positioned to respond swiftly in a dynamic commercial property market.

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Thousands of water customers are sent wrong bills

Posted 23/5/2014

Almost 100,000 homes fitted with meters will receive flat rate bills from Irish Water, resulting in higher charges for tens of thousands of families. 

Customers will miss out on cheaper bills because the controversial utility has been unable to match meters with individual addresses.
This means that the residents will be hit with a capped charge of €65 per family of two adults or more, or €40 for a single person even if they have made efforts to reduce their usage.
The Irish Independent has also learned that deferring the introduction of water charges by three months to January this year cost the taxpayer €68m. The decision to delay the introduction of charges meant Irish Water had to receive extra state funding.
The developments come as Irish Water revealed that some customers have received bills for the first three months of the year for as much as €19,153, indicating they have a serious leak.
One households' consumption was more than five million litres, or a staggering 57,000 litres a day. 

"Your first Irish Water bill was for a capped amount and did not show your meter reading because your customer account information has yet to be linked with your water meter location," it says.
Customers are asked to fill in the so-called 'water point reference number' and account number as they appear on the bill, and return it.
It adds: "If your meter shows that you have used less water than the capped charge, you will be due a credit. We estimate that one third of metered customers can pay less than the capped charge. No customer will pay more than the flat charge."
Irish Water has said there will be problems with billing as the system beds in.
Some 600,000 meters were installed as of March 31 when the first bills were calculated, and of these, 84pc matched with specific addresses.
While some of the affected households will have already received assessed bills, other will arrive over the coming weeks.