Description
No. 45 Sycamore Road is a truly exceptional residence occupying a superb site in this prime location in Mount Merrion. Set in a tree lined cul de sac, it was built by prominent builder John Kenny in 1935. No. 45 portrays the distinctive façade and curved bow windows synonymous with the 1930’s era. The property has been extended over the years, and all the alterations made have planning permission and are fully compliant with building regulations. No. 45 now presents as a large family home over three levels, with bright and generous room proportions throughout; 257sq.m approximately. The accommodation comprises of entrance hall, double reception room, dining/sunroom, kitchen, utility, guest w.c. and a family room downstairs. Upstairs on the first floor there are five bedrooms (one ensuite), and a bathroom. On the top floor there is a large room ideal for use as another bedroom or living space, with an ensuite shower room. Ideal for family living, this fine property is a light filled and ultra-comfortable home, of great charm and character, and the room configuration downstairs is perfect for entertaining. There are large, private landscaped gardens to the front and rear, the front garden has a gravelled driveway with cobble lock borders provides off street parking for 2/3 cars. A side passage leads to the manicured rear garden (L39m x W11m), obviously tended by garden lovers, this enjoys the enviable south/westerly orientation, and is very private. There are two garden sheds. The highly desirable location needs little introduction with an extensive array of amenities within easy access; Sycamore Road is ideally located within Mount Merrion, and the excellent location is convenient to a host of amenities in Blackrock, Stillorgan and Dundrum. These include Deerpark, Dart in Blackrock, Luas in Stillorgan and Kilmacud, a choice of primary and secondary schools, in addition to the numerous leisure and sporting facilities the area has to offer.

The N11 with QBC is a direct route to Donnybrook, City Centre and the airport. Viewing is a must for all discerning buyers to appreciate what is on offer in this fine property.

ENTRANCE HALL
Granite steps lead to the front door. The hall door with stained glass window features, opens into the impressive light filled hall with ceiling coving and dado rail. The reception rooms are accessed off the hall and the flow of rooms is ideal for entertaining. There is under stairs storage.

RECEPTION ROOM (8.71m x 3.56m)
Originally two rooms, this exceptionally spacious room features a wide curved bow window to the front aspect, with curved radiator, two mahogany fireplaces; both with ornate tiled inset, cast iron hood, natural fireplace and slate hearth. Sliding glass doors lead to the…

DINING/SUNROOM (6.45m x 3.64m)
Enjoying superb views of the rear garden with expansive glass windows, and sliding doors opening out to the garden, the light in this bright room is further enhanced by the two roof lights. It has engineered wooden flooring, and a Waterford Stanley multi-fuel stove. There is ample room for dining and a playroom/study area (3.32m x 2.71m). It is open plan with the…

KITCHEN (3.56m x 3.13m)
This well-designed kitchen overlooks the rear garden, with a comprehensive range of wall and floor cabinets with de’bros granite counter tops, and the cream Aga enjoys pride of place set in an alcove flanked by additional storage cabinets. There is a unique tiled splashback featuring Dublin Bay designed by Laura O’Hagan. The engineered floor continues through this room, and a kitchen counter with storage below provides additional counter preparation space, and serves as a breakfast/serving counter. There is access to the utility room

UTILITY (3.51m x 2.42m)
With tiled floor, it is complete with a sink and additional storage units, and it is plumbed for a washing machine. It houses the boiler room. A door leads to the side passage, and rear garden

GUEST W.C.
This room features a w.c., w.h.b., and a chrome towel rail

FAMILY ROOM (4.06m x 3.49m)
This is a generous reception room with picture window overlooking the front garden

FIRST FLOOR
The staircase with dado rail leads upstairs to the landing on the first floor

BEDROOM ONE (6.19m x 3.37m)
A very spacious bedroom with pitched ceiling and feature beams, and double doors with an ornate Juliet balcony, it enjoys stunning, elevated views of the rear garden. There is an impressive range of built in wardrobes, and custom made, solid oak wall to wall chests of drawers. Door to…

ENSUITE
The bathroom is fully tiled in soft tones, complete with wall mirror, and white sanitary ware comprising of a w.c., w.h.b., and a bath with overhead shower

HOTPRESS
The walk in hotpress is located on the landing

BEDROOM TWO (3.37m x 2.56m)
Overlooking the front garden, with fitted wardrobes

BEDROOM THREE (3.37m x 2.70m)
A double bedroom with views of the rear garden, with built in wardrobe, book shelves and a desk unit

BEDROOM FOUR (4.39m x 3.51m)
A spacious double bedroom overlooking the rear garden, it features a w.h.b. set in vanity unit, and a range of built in wardrobes, and a desk unit

BEDROOM FIVE (4.24m x 3.70m)
A large double bedroom with bow window to front aspect, and curved radiator below. It has a range of built in wardrobes, and a w.h.b. set in a vanity unit

BATHROOM
With partially tiled walls, the white sanitary ware comprises of a pedestal w.h.b., w.c. and a bath with electric shower

TOP FLOOR
Staircase with dado rail continues to the top floor, with velux window

BEDROOM SIX/DEN (4.12m x 3.64m)
This is a fine big room ideal for use as an additional bedroom and/or living space. It has two large velux windows to the front aspect and two more overlooking the rear garden. There are window seats, polished wooden floor, strip spot lighting, and access to the generous storage in the eaves from several points. Door to …

ENSUITE
Decorated in cool green/blue tones, with mosaic tiled floor and walls, w.c., w.h.b. and a walk in tiled shower cubicle with Mira shower

OUTSIDE
The rear garden (L39 x W11m) is accessed off the dining/sunroom, this enjoys the enviable south/westerly orientation, and is very private. There is a Donegal quartz patio with raised planted beds, and steps leading to a second patio, and extensive manicured lawn. The garden is bounded by mature hedging and features two Japanese Maple trees, several Hydrengea Annabelle, and a range of specimen trees, shrubs and plants with year round interest. The garden is an extension of the house, superb for summer parties and barbeques. There are two garden sheds, and composting pits.

SERVICES
Monitored alarm, GFCH. ‘A’ rated gas boiler

BER
No. 115039422
Output. 159.72kWh/m2/yr)

Viewing
Please contact us on 01 296 2444 if you wish to arrange a viewing appointment for this property, or require further information.

Energy Performance Certificate
Click here to view the Energy Efficiency Rating and Environmental Impact Rating for this property.


Disclaimer
Beirne & Wise endeavour to maintain accurate depictions of properties in Virtual Tours, Floor Plans and descriptions, however, these are intended only as a guide and purchasers must satisfy themselves by personal inspection.