Description
This is a smart, deceptively spacious extended three-bedroom residence with a wonderful 41 m long approx. south facing rear garden. Nicely positioned being well set back from the road in this cul de sac setting with a tree lined open green space running parallel with Nutgrove Avenue. This family home has undergone an extensive programme of remodelling and refurbishment under the watchful eye of its current architect owner. This is a “future proofed” home with an enviable C2 Building Energy Rating. No 346 has been superbly extended to the rear, successfully harmonizing new with old, delivering the much desired contemporary bright and airy open-plan Kitchen / Dining / Family area. The bespoke fit-out and more than a touch of imagination and creativity are the key elements of this successful transformation resulting in an ultra-comfortable, home ready and waiting for its new owners. The location can only be described as one of great convenience, with a number of regular bus services providing access to the city and beyond as well as within easy reach of the LUAS. There is excellent local shopping and amenities at Nutgrove, Churchtown and Dundrum Shopping Centre nearby. This family friendly area has a selection of junior and senior schools within walking distance as well as an enviable choice of parks; Rathfarnham Castle, St Enda’s and Marley -with all their associated leisure facilities. A ten-minute drive will have you in the Dublin Mountains and there is easy access to the M50 motorway.

HALL
A welcoming hall via an enclosed porch leads to a glazed panelled front door and stained-glass window with oak flooring, access to under stairs storage and;

GUEST WC
With contemporary wc and vanity whb with tiled splash back and chequered floor tiling.

LIVING ROOM (3.82m x 2.71m)
To the front presently used as home office/music room with oak flooring, built-in open shelving and reclaimed panelled /glazed sliding doors to;

OPEN PLAN FAMILY AREA (5.76m x 4.08m max.)
A period style fireplace provides a focal point for this comfortable living area. There is built-in open shelving on either side of fireplace, continuous oak flooring, a vertical radiator, recessed down lighters and a dedicated alcove for computer station and a tall storage cupboard. A step down to;

KITCHEN/DINING (5.50m x 4.96m)
Extending the full width of the house again with oak flooring recessed down lighters and feature reclaimed brick wall with column style radiators. The full height glazed windows and sliding doors take full advantage of the sunny terrace and leafy garden views. This is the perfect space for entertaining with a spacious dining area separated from the kitchen with the all essential island unit with a perfectly positioned roof light overhead. The floor and wall mounted contemporary kitchen units run the entire length of the extension with wooden worktops and subway tiled splashback matching the island unit. There is a 1 ½ bowl ceramic sink, integrated fridge/ freezer, dishwasher and washing machine. There is also a built-in oven and microwave at eye level and a second oven under the ceramic hob.

FIRST FLOOR

LANDING
The painted staircase with carpet runner leads to landing area with built -in floor mounted storage press and access to pull down ladder to attic space with original panelled doors leading to all rooms.

BEDROOM ONE (3.84m x 3.49m)
Overlooking the front garden, this is a generous double room with extensive built-in wardrobes with
open shelving and recess for TV.

BEDROOM TWO (4.03m x 2.86m)
This is another double room with great leafy views over gardens with open fireplace with floating shelves on one side.

BEDROOM THREE (2.88m x 2.77 max.)
This is a good single room to the front with wall mounted open shelves.

BATHROOM
Twin windows and partially tiled with timber effect tiling with suite comprising; bath and screen complete with drench shower and handheld shower nozzle, concealed cistern wc and vanity style whb set in timber surround.

GARDENS
The front garden is traditionally railed on both sides with a gated pedestrian entrance and gravelled driveway. A shared covered side entrance leads to private gated side entrance to the amazing rear garden with a wonderful south facing aspect and 41 m long (134 ft. approx.) The limestone paving slabs flow seamless from the kitchen/ dining area providing the ultimate “outdoor room” perfect for al fresco dining. The garden has timber fencing on one side and perimeter hedging on the other with matures trees towards the end of the garden. The garden is mostly in lawn with well concealed garden sheds at the end with a raised vegetable section in between

BER
Number:105798292
Output: 188.43 kWh/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.