Thanks for all the replys. We are looking for a large semid (with side garage/space to extend at side and back) so around 180-200sqm when finished. Not that interested in a period style property, they look lovely, but they aren't really setup for modern living unless your willing to spend a very large amount. Sittingroom and study at the front and large kitchen/dining/living/utility at the back. 4/5 bed with a decent size garden and side access in a quite area, which is close to decent transport links <20mins from Luas or walking distance to town (which we currently are), some decent cafes/restaurants and good schools. The issue is those houses don't really exist in the Harold's cross area (it ticks all the other boxes), not that we are directly priced out there just aren't many/any in the area. The houses that would be closer to what we are looking for in the area would be in Rathmines/Rathgar/Terenure. The first 2 are mostly out of our budget when work is factored in, Terenure is a possibility, but hasn't the best transport links (bus is a nightmare in peak traffic) so we are thinking a bit further out and close to the luas.
The areas I mentioned above would have a lot more houses that tick the boxes.
Mount Merrion has a number of houses that tick all the boxes with massive gardens, albeit at the higher end of our budget. Goatstown/Dundrum houses mostly seem to to have a narrow site i.e hard to do a side extension and maintain rear access. Also Dundrum has a number of issues with flooding, but the best access to Luas/cafes restaurants not too sure about what the schools are like.
Mount Merrion doesn't seem to have many shops/restaurants and you would have to drive mostly.
Goatstown seems to be good location wise to shops/restaurants/luas (in Dundrum) and also close to deer park. It also will be getting an educate together primary/secondary soon which is handy.
Few things that concern me about goatstown for the houses near Hollywood/st Aidans drive is possible motorway route, if it goes ahead and there isn't really much in the area itself.
Houses in each areas that might be of interest to us;
[broken link removed]
[broken link removed]
[broken link removed]
Hopefully the upcoming downturn will reduce the higher end fixerup market disproportionately and builders prices, like the last downturn. Then we can stay in our current area