Cratloe
77 Merrion Road
Ballsbridge
Dublin 4
D04 Y6N6

Rarely do such impressive family homes come to the market in what is considered as one of Dublin’s most sought after and exclusive locations, close to the junction with Ailesbury Road. Cratloe is a particularly handsome two storey over garden level period residence providing 399sqm / 4,300sqft (approx.) of stunningly elegant and tastefully appointed accommodation. It has the benefit of a fully self-contained guest apartment to the front which could easily be integrated into the main house to provide additional accommodation or converted to medical consulting rooms etc., subject to planning permission.

The private gardens of 0.4 acre approx. are another feature of this fine family home. The front garden is nicely landscaped with ballylusk gravel and bordered by mature planting and hedging with parking for several cars behind electric gates. The southwest facing rear garden (140ft x 60ft approx.) is walled, largely in lawn with mature trees, raised planters and a large sunny patio, ideal for al fresco dining. A sheltered side courtyard captures the morning sun and provides side access and a large storage area.

Over the past number of years, the property has been upgraded to an exceptional standard throughout and will appeal to any discerning purchasers. The hall floor of Cratloe features beautiful oak Herringbone flooring and stunning original period detail including intricate ceiling cornices, centre roses and marble fireplaces, comprising of a spacious entrance hall, bay windowed drawing room, dining room which overlooks the garden, study and guest wc. The garden level comprises of an open plan kitchen / breakfast / living room opening out to the patio and garden. A guest wc is located off the hall which has separate access to the side. A utility room completes the accommodation at this level. On the first floor, there are four large double bedrooms, located off the landing which features oak Herringbone flooring and a stunning oval glass dome allowing natural light to flood in. An ensuite and family bathroom are also located at this level.

Amenities within walking distance of this outstanding family home include the excellent variety of shops, boutiques, cafes, and restaurants in Ballsbridge, the Merrion Centre, the RDS, the AVIVA stadium and numerous hotels including The InterContinental, Herbert Park and The Clayton Hotels. The property also benefits from having many of Dublin’s premier schools within easy reach. UCD Belfield, Trinity College and many other third level institutions are also close by.

HALL FLOOR  
Entrance Hall:  with timber floor.
Inner Hall:  with stunning intricate ceiling cornice, centre rose, picture rail, oak Herringbone floor, stained glass sash window with original shutters and original carved staircase, banisters and handrail.
Drawing Room:  beautifully proportioned room with intricate ceiling cornice, centre rose, picture rail, four sash windows with original shutters, oak Herringbone floor and a stunning marble fireplace with slate and brass inset and open fire.
Dining Room:  beautifully proportioned room overlooking the garden with ceiling cornice, centre rose, picture rail, two sash windows with original shutters, oak Herringbone floor and a stunning marble fireplace with slate and brass inset with gas fire.
Study:  overlooking the garden with ceiling cornice, centre rose, picture rail, sash window with original shutters, oak Herringbone floor and a marble fireplace with slate and brass inset with gas fire.
Guest WC:  with wc, wash hand basin with storage drawer beneath, tiled floor, partially tiled walls and recessed light.
FIRST FLOOR  
Landing:  with ceiling cornice, centre rose, oval glass dome rooflight and oak Herringbone floor.
Bedroom 1:  double room with ceiling cornice, centre rose, fitted wardrobes, marble fireplace with slate and brass inset, gas fire, timber floor and two sash windows with original shutters.
Ensuite:  beautifully appointed with large contemporary 'Sottini' bath with shower attachment, walk in shower with rainwater shower head and separate hand attachment, twin wash hand basins with storage drawers beneath, mirrored vanity cabinet, wc, heated towel rail, tiled walls, tiled floor, underfloor heating, antique style radiator and sash window.
Bedroom 2:  bay windowed double room with ceiling cornice, centre rose, picture rail, fitted wardrobes, marble fireplace with slate and brass inset, gas fire and three sash windows with original shutters.
Bedroom 3:  double room overlooking the garden with sash window, original shutters, ceiling cornice, centre rose and timber floor.
Bedroom 4:  double room with ceiling cornice, picture rail, timber floor, two sash windows, one with original shutters.
Bathroom:  nicely appointed with jacuzzi bath, walk-in shower with rainwater showerhead and separate hand attachment, large wash hand basin with storage drawers beneath, mirrored vanity cabinet, wc, tiled walls, tiled floor with underfloor heating, heated towel rail, ceiling cornice, centre rose and sash window with original shutters.
GARDEN LEVEL  
Hallway:  entered via the courtyard with oak floor, recessed lights and recessed cupboard.
Open Plan Kitchen / Dining / Living Room  
Kitchen:  with modern McNally kitchen with stone work surfaces, Siemens 4 ring electric hob, Bosch oven, Siemens combi oven, mirrored splashback, tiled floor and recessed lights.
Living / Dining Room:  with built-in stove, recessed lights and timber floor with underfloor heating. Three sets of doors to the patio.
Utility Room:  with fitted wall and floor units, tiled floor, recessed lights and plumbing for washing machine and dryer.
APARTMENT  
Shower Room:  fully tiled with walk-in shower, rainwater shower head, wc, wash hand basin with storage beneath, recessed lights and under steps storage.
Living/Dining/Kitchen:  with timber floor, recessed lights, recessed stove and four sash windows. Modern kitchen with electric hob, extractor fan, oven, integrated microwave, integrated dishwasher, integrated washing machine and integrated fridge/freezer.
Bedroom:  double room with timber floor and recessed lights.

BER: D1
BER Number: 116227331
Energy Performance Indicator: 249.47 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.