28 Merlyn Road
Ballsbridge
Dublin 4
DO4 YIT2

Discretely tucked away on Merlyn Road just off Merrion Road, No. 28 is an attractive semi-detached property with tiled mansard front built circa. 1945 with accommodation extending to 202 sq.m./2,177 sq.f.t (approx.). The property has been extended to the rear providing invaluable additional living space and whilst it has been beautifully maintained it could benefit from some modernisation to fulill the obvious further potential it offers. Enjoying this exceptionally convenient location on this quiet and settled road, the accommodation briefly comprises entrance hall, living room, dining room, study/office, kitchen/breakfast room, family room and converted garage which is currently used as a utility room. Upstairs there are three bedrooms and a bathroom and wc. Originally four bedrooms, the fourth bedroom has been converted to create a luxuriously sized en-suite bathroom and dressing area. A favorable feature of this home is the good sized and well stocked private rear garden. The property exudes an overall feeling of light, space and charm, further enhanced by its’ tranquil almost backwater setting.

The location of the property couldn't be better. Merlyn Road is a lovely quiet residential road off Merrion Road and is within a short walk of an extensive choice of amenities including Sydney Parade DART station just a short stroll away. Also, within easy reach are numerous rugby, cricket and tennis clubs such as The Aviva Stadium, Belvedere and Wanderers RFC's, Merrion Cricket Club, Donnybrook and Fitzwilliam Tennis Clubs. Many of the city's premier primary and secondary schools are also close by such as Lakeland's, Star of the Sea, The Teresian School, Blackrock College, St Andrews College, St. Conleth’s and St. Michael’s College. The Merrion Shopping Centre is only a few minutes away by foot.

This is an excellent opportunity to purchase a family home in one Dublin’s finest locations.

Entrance Hall  Spacious and bright hallway with high ceiling.
Living Room  superb bright reception room with attractive fireplace and coal effect gas fire overlooking the front garden opens to:
Dining Room  superb bright reception room overlooking the private back garden. Door to garden.
Study / Office  with built-in bookshelves. Overlooking the front garden.
Kitchen Breakfast Room  with a good range of built-in wall and floor presses, gas hob, oven, extractor fan. Tiled floor and velux window. Door to back garden and garage
Family Room  superb bright spacious room overlooking the back garden.
Garage / Utility  with built in storage presses, sink unit, plumbed for washing machine and dryer. Door to front garden.
Guest W.C  w.c., wash hand basin and cloakroom
Landing  spacious landing with access to attic
Main Bedroom  particularly spacious and lovely bright room with built-in wardrobes, bookshelves and T.V. point.
Shower En-Suite  corner shower cubicle, w.c., wash hand basin, bidet and heated towel rail.
Dressing Room  superb walk-in dressing room with wall to wall built-in presses. Recessed lighting.
Bedroom 2  double room with built-in wall to wall wardrobes and overlooking the back garden.
Bedroom 3  single room with built-in wardrobes and overlooking the back garden.
Bathroom  bath with shower attachment, wash hand basin, towel rail and part tiled walls.
Separate W.C.  
Hotpress  with good storage.

BER: E2
BER Number: 112962238
Energy Performance Indicator: 370.17 kWh/m²/yr

Ballsbridge is a highly desirable Dublin suburb that extends northwards towards the Grand Canal, southwards towards Donnybrook, and westwards to encompass the area around Pembroke Road, Clyde Road, Elgin Road, and Herbert Park. The bulk of Dublin's embassies and many diplomatic residences are located in the southern part of Ballsbridge on and around Ailesbury Road. The RDS has its grounds here, and the Lansdowne Road headquarters of the Irish Rugby Football Union (IRFU) is on the boundary between Ballsbridge and Irishtown. The corporate headquarters of Allied Irish Banks (AIB) are also located in Ballsbridge.