17 Belgrave Road
Rathmines
Dublin 6
D06 HY67

17 Belgrave Road - a wonderful fusion of classic period features, light, space, style and an exemplary contemporary finish, which has been achieved through great vision, attention to detail and skilled craftmanship.
Number 17 is unquestionably one of the most exciting properties to come to the market this year. An instantly appealing, handsome 4-bedroom residence, it stands proud on this pretty Victorian terrace in the heart of Rathmines with Ranelagh on its doorstep. Superbly located, the Beechwood LUAS stop and local shopping on Dunville Avenue are a moment’s walk away. This stunning family home offers light-filled, well-proportioned and versatile accommodation of 279 sqm / 3,003 sq ft approx. with the added bonus of a separate garden room (54 sqm / 581 sq ft approx.) with a kitchen, shower room and office.
Comprehensively refurbished, meticulously modernised and cleverly extended to the most exacting standards by the current owners in 2016 in collaboration with Conservation Architects Arthur Gibney & Associates, the result is a terrific home that is both incredibly practical and stylish throughout. Interior Architect Gail Wall Morris of Wall Morris Design also worked alongside the owners putting their combined design and wishlist into practice. Designed with day-to-day family living in mind, it offers a fantastic balance of living and bedroom space. Future-proofing and energy efficiency were to the fore of the owners’ thinking when embarking on the renovation – this is undoubtedly now sure to be of real benefit to the new owner(s). Sympathetic to the original era and fabric of the property, a wealth of period features has been splendidly retained throughout to include handsome fireplaces and well-preserved, ornate ceiling cornicing and centre pieces, which now combine with a distinctive contemporary interior and specification.
At hall level the accommodation comprises of a generous entrance hallway, two gracious interconnecting reception rooms and a double bedroom on the return. Upstairs there are three further double bedrooms served by a family bathroom and a shower room on the second return.
At garden level there is an outstanding open plan kitchen / dining / family room - the heart of this inviting home. Frameless full height sliding doors and two large skylights ensure that this is a light filled space. Featuring a bespoke Newcastle Design kitchen, with this style carried through to the dining and living areas, making for distinct areas whilst remaining open plan. This open living area is complemented by an additional living room at this level – currently a fantastic play room. The entrance hall has a very practical boot room area and a very cleverly designed utility room/pantry, providing superb additional storage behind a concealed wall. A stylish guest wc completes the garden level accommodation.
Leading from the kitchen/dining/family room there is a spacious patio perfect for outdoor entertaining where the current owners have an extensive ‘outdoor kitchen’. The garden is laid out in low maintenance synthetic lawn and is bordered by mature shrubs and trees. At the end is the Wicklow granite-built garden room. With its double doors it facilitates seamless movement from inside to outside and could be used for a wide variety of purposes. It is currently in use as a home office and offers practical access to the rear laneway.
To the front, the traditional hedged and railed garden is laid out in low maintenance gravel and box hedging with feature trees and seasonal flowers. Granite steps lead up to the hall door and down to the garden level where a hidden patio is a perfect place for a quiet cup of coffee but also an out of sight spot for storing bikes etc.
Belgrave Road is ideally located within walking distance of Dunville Avenue and the host of shops and eateries it has to offer, while the Beechwood Luas stop is within two minutes’ walk, which allows further ease of access to the city centre and further afield. Some of Dublin's best schools including Schoil Bhríde, Líos na N’Óg, Kildare Place, Gonzaga College, Sandford Park College, Alexandra College and St Mary's College to name but a few, are also within easy walking distance.
Those discerning buyers looking for a distinctive, state of the art home in turnkey condition in this great neighbourhood need look no further – 17 Belgrave Road invites you to be captivated!

Services and Noteworthy Features
Zoned remote controllable (Neo Heatmiser) gas fired (Ideal boiler) central heating & hot water, augmented by roof solar panels
Underfloor heating on the ground floor with Zehnder radiators on floors above
Floors by Miller Bros (tiling) and Trunk (timber floors)
Kitchen & utility room by Newcastle Design, stone by Miller Bros.
Extension frameless floor to ceiling door by SkyFrame Bathrooms & Utility room: stone tops, floor and wall tiles and marble by Design Emporium
Alarm: remote monitored PIR and camera, remote controllable.
Lighting by Hicken Lighting.
Electrics: LeGrand system, with central smoke and fire alarm to every room, fitted by AMR Electric Ltd with LAN and TV (Sky & Virgin) to most rooms, back to comms box in utility room.

Garden Room:
Separate zoned remote controllable (Neo Heatmiser), gas fired (Ideal combination boiler) central heating & hot water.
Underfloor heating on the ground floor with Zehnder radiators on the floor above.
Carlson Doors to garden and laneway.
Floor and wall tile and stone top by Design Emporium.
Wired for alarm.
Access to rear laneway from here

 Gentle flight of granite steps leads to original hall door with fan light.
Hall Level  
Entrance Hallway  Gracious entrance hall with intricate cornicing & centre rose, dark stained timber floor, archway with pediments.
Drawing Room 4.85m x 4.34m Intricate cornice & centre rose, marble mantlepiece with cast iron fireplace & slate hearth, dark stained timber floor, sash windows with working shutters, antique style radiators, double doors opening to:
Dining Room 4.85m x 4.23m Cornice & centre rose, stained timber floor continues, matching marble mantelpiece with cast iron fireplace and slate hearth, sash windows with working shutters, antique style radiators.
Hall Return  
Bedroom 4 2.99m x 4.83m Double doors with stained glass, cornice, dual aspect sash windows, built in wardrobes with window seat, recessed lights, antique style radiator.
First Floor Return  
Bedroom 3 2.98m x 4.91m Pitched ceiling, dual aspect windows and feature porthole, antique style radiators, fitted wardrobe with window seat.
First Floor  
Bedroom 1 6.86m x 4.36m Spanning the full width of the house with great views of the Holy Trinity Church. Two sash windows with working shutters, antique style radiators, wall to wall fitted wardrobes, painted mantelpiece with cast iron fireplace and stone hearth.
Bedroom 2 4.30m x 2.86m Sash window with working shutters overlooking rear garden, cornice, fitted wardrobes, antique style radiator, recessed shelving and drawers.
Family Bathroom 3.00m x 2.00m W.C., wash hand basin in vanity unit, large mirror, bath with shower screen, mixer tap and rainwater shower head with hand shower attachment, recessed shelving, skylight, recessed lights, timber effect tiled floor, heated towel rail, Devi mat underfloor heating.
2nd Floor Return  
Shower Room 1.89m x 1.97m Feature brick wall with semi-circular window with opaque glass, skylight, W.C., wash hand basin in vanity unit, mirrored cabinet, semi-circular shower cubicle with rainwater and hand shower head, timber effect tiled floor and part tiled walls, recessed lights. Devi mat underfloor heating.
Garden Level  With underfloor heating throughout
Entrance Lobby  Tiled floor with recessed mat, window
Inner Hallway/Boot Room  Boot room fixture with built in storage units, coat storage area, drawers, presses & seating space, spotlights, recessed lights, tiled floor, inner hall leading to guest w.c., utility room, living room, and double doors to kitchen/dining/family room.
Kitchen/Dining/Family Room 6.40m x 8.97m Large open plan room with frameless wall to wall floor to ceiling sliding doors and two large skylights, wide plank timber floor, recessed lights.
Kitchen  Newcastle Design bespoke handmade kitchen with large range of presses, drawers and larder unit, two Neff hide & slide ovens, extra-large Siemens induction hob with Neff extractor fan, also plumbed for gas hob, polished granite countertop and splashback. Island/breakfast bar with storage & seating for four, Franke sink and half sink with mixer tap, integrated bin storage, polished granite countertop, overhead lighting.
Dining Area  Built in seating with storage underneath and flanked with storage units. Feature wall with wallpaper backdrop.
Family Room area  Built in desk unit with open shelving and drawers. Comfortably accommodates a sizeable sofa and armchairs
Utility Room 3.15m x 4.10m Large range of wall and floor units, plumbed for washing machine and dryer, Belfast sink with mixer tap, stone countertop & metro-style tiled splashback, hanging rail, panelled wall with large storage space behind housing boiler, water tanks, comms etc. & extensive storage space. Pantry with floor to ceiling shelving, automatic lighting.
Living Room 4.77m x 4.34m Use as you will – currently in use as a playroom / den, 12-pane sash window with working shutters, wide plank timber floor, recessed lights, recessed gas fire with built-in storage and display shelving.
Guest W.C 1.90m x 1.57m W.C., wash hand basin with mixer tap on stone top with storage underneath, tiled floor, part panelled walls, recessed shelving, recessed lights.
Outside  
Front  Railed & fenced garden bordered with hedging, low maintenance garden with granite pathways with box hedging with seasonal flowers & trees, bin storage, steps down to side door with large patio area – perfect safe spot for storing bikes, outside tap.
Rear  Garden with original granite stone walls, two large patios with low maintenance artificial lawn, edged with wide borders with olive trees and a range of flowers & plants, raised planters, tap.
Garden Room  54 sqm / 581 sqft approx. A tasteful re-build of a rear garage (2016) using Wicklow granite and Bangor Slate tiled roof.
Downstairs 6.30m x 4.41m Floor to ceiling double door flanked by full height windows, timber effect tiled floor, double door to rear laneway, kitchenette with wall and floor units, under stair storage, open shelving. Belfast sink with mixer tap, integrated Whirlpool fridge/freezer, underfloor heating
Guest Shower Room  W.C., wash hand basin, shower cubicle with rainwater shower head and hand attachment.
Upstairs 6.30m x 4.21m Feature stone wall, 2 Velux windows, recessed lights, antique style radiator, window. Use as you will – currently in use as a home office/gym.

Rathmines is a vibrant suburb on the southside of Dublin, about 3 kilometres south of the city centre. It effectively begins at the south side of the Grand Canal and stretches along the Rathmines Road as far as Rathgar to the south, Ranelagh to the east and Harold's Cross to the west. Rathmines has thriving commercial and civil activity and is well-known across Ireland as part of a traditionally known "flatland" - providing rented accommodation to newly arrived junior civil servants and third level students coming from outside the city since the 1930s.