Feedback on Ard Valley Cabinteely / Neville Homes (east facing kitchen & garden)?

[noonamer]

Hey folks,

We’re considering buying a mid-terrace house in Ard Valley, Cabinteely: https://www.ardvalley.ie

We really like the area, and the development itself seems very nice. We’re particularly interested in the Birch 3-bed house. We viewed it recently and were impressed with the finishes, especially the kitchen.


The kitchen and garden are east-facing. From our six years of living in Ireland, we actually quite like morning sun, and in a modern A-rated house we’re not necessarily looking for strong sun from midday onwards. That said, we’d be interested to hear any thoughts from people who know the site, especially around garden light, drainage, damp/moss risk, or how the sloped layout might affect things in winter.

We’d also really appreciate any feedback on Neville Homes as a developer — build quality, aftercare, snagging, or general experiences.
Thanks!

 

[Leo]

That said, we’d be interested to hear any thoughts from people who know the site, especially around garden light, drainage, damp/moss risk, or how the sloped layout might affect things in winter.

I don't know the site, but there are multiple tools online that allow you to specify your location and the heights of a building and they will show you the extent of the shadow it will cast throughout the day and year. An east-facing garden will be pretty much in full shadow into the evening though.

As for moss, the back of my house faces east and there's no moss in the grass. The west facing front lawn is 90% moss!! I put that much of that down to how long it takes for morning due to dry off on the front as it is in shade for much of the morning.

The soil in most new developments is of very poor quality. It might require replacing some or topping it with good quality soil to get a really good lawn.

 

[cremeegg]

Not a direct answer, but just some observations, the finishes in the kitchen are temporary#, you will at some point put in a new kitchen, look at the things which cannot be changed, you can never get side access.

Snagging, you should hope to get any issues resolved before closing.

Aftercare ? What's that ?

That's not a comment on the particular builder. I am not familiar with them.

 

[noonamer]

I don't know the site, but there are multiple tools online that allow you to specify your location and the heights of a building and they will show you the extent of the shadow it will cast throughout the day and year. An east-facing garden will be pretty much in full shadow into the evening though.

Thanks, I think east gets to the point of "when you want to spend time in the garden", I guess.

Not a direct answer, but just some observations, the finishes in the kitchen are temporary#, you will at some point put in a new kitchen, look at the things which cannot be changed, you can never get side access.

considering the prices, side access requires to get end terrace (with suitable side, as not all of them have it nowadays) or detached (which is outside our budget for new build, and I'm not sure we want to refurb second-hand)

Aftercare ? What's that ?

it is probably the question about development, but in general how responsive they in fixing stuff after keys handover

 

[Blackrock1]

The kitchen and garden are east-facing.

i wouldnt have an easterly garden in a new build which i assume will be relatively high with a smallish garden, it will be cold from midday, wont make it a very pleasant place in an irish 'summer'

 

[Sarah Ryan]

i wouldnt have an easterly garden in a new build which i assume will be relatively high with a smallish garden, it will be cold from midday, wont make it a very pleasant place in an irish 'summer'

True but you could get inventive with nice decor and external heaters to make it a pleasant place, thinking covered in pergola, lovely plants and lush little sofa?

 

[Blackrock1]

True but you could get inventive with nice decor and external heaters to make it a pleasant place, thinking covered in pergola, lovely plants and lush little sofa?

you could i guess, one thing you cant change about a house is its orientation, my neighbours face east and on a summers day there must be a 10 degree difference between my garden and theres!

 

[Sarah Ryan]

you could i guess, one thing you cant change about a house is its orientation, my neighbours face east and on a summers day there must be a 10 degree difference between my garden and theres!

Agreed not ideal, but I would rather a 10 degree temp difference and a roof over my head - assuming this was my only option.
We are south west garden, sun gone from the top left of our garden by about 7 ish I think and then a chair out the front garden
(preferrably with a cold can of something)

 

[Leo]

i wouldnt have an easterly garden in a new build which i assume will be relatively high with a smallish garden, it will be cold from midday, wont make it a very pleasant place in an irish 'summer'

If the new build is done right and in compliance with decent insulation and air-tightness that shouldn't be an issue.

 

[Blackrock1]

If the new build is done right and in compliance with decent insulation and air-tightness that shouldn't be an issue.

the garden will be cold not inside the house.

 

[Howth Head]

Hang on - you're less than ten minutes stroll to The Horse & Hound pub in Cabinteely village! What more do you want?!

More seriously, my back garden is north-east facing and we get sun throughout the day at least somewhere but especially in early morning and in the afternoon/evenings further away from the back of the house. Admittedly it slopes upwards quiet steeply and the sweet spot is at the very top right-hand corner where we've a patio. I've seen east-facing gardens like this having raised patios or decks at the back and it can give you a lot more hours of sunshine. Also, I like having the kitchen cooler when the sun is at its strongest.

I live quite close to this development in an older scheme and the general area is hard to beat for amenities - transport, schools, shopping etc. You've a quaint Carnegie Library minutes walk away, a cute cottage Post Office and a decent mix of restaurants, medical centers, barber etc.

The best part of living around here without doubt is Cabinteely Park & House which is right on your doorstep. It is truly one of the nicest, most relaxed, most secure parks in Dublin with a fantastic playground for those with kids, along with sports fields, Japanese Gardens Cafe, duck pond, river with mini- waterfalls and more. (Although DLR County Council are doing their very best to desecrate it by planning to allow eBikes and eScooters access through it as part of an entirely unwarranted so-called "Greenway." Huge public backlash to it of course - hopefully sense will prevail despite a recent council vote approving it.)

I'd go for it if it's the only choice available budget-wise. (My only other concern would be in relation to any significant social housing element nearby. Unfortunately with any new developments it's impossible to avoid but I'd check that out.)

 

[Blackrock1]

good point there are lots of great amenities about and having a park like cabinteely close by is priceless with a young family (and a dog!)

the point about patios at the end of the garden is fine for larger gardens but most new builds dont have that unfortunately.

 

[Bronte]

We viewed it recently and were impressed with the finishes, especially the kitchen.

From our six years of living in Ireland, we actually quite like morning sun, and in a modern A-rated house we’re not necessarily looking for strong sun from midday onwards

Having had a look at your links you've been to see a showhouse. Is that what is actually in the house you're buying. Show houses are 'staged'. They pick the best one of it's type and get professionals in to make it look fabulous.

However, and I'm not suggesting this of Neville's .... many give a false impression and use tricks. Using small doubles instead of standard doubles, that kind of thing. You absolutely can not rely on anything in a brochure. Your contract is the important point.

After location, which seems to be excellent in your case, light is of paramount importance given Ireland's dull climate. So you really need to get your orientation right. Poster Blackrock mentioned a 10 degree difference externally, but it will also impact you if you're not getting sun into the house as it's not just about heat internally, it's about well being.

Savill's are being coy about price, if a 3 bed apartment is near 1 million, then a larger 3 bed house must surely be more. That's a lot of money to not get it right.

Check out other estates Neville's have completed in the distant past and more recent past. That will give you a good idea of their standards. And I'd not be relying on them coming back to fix things after key exchange. That path leads to grief, don't finalis unless the snag list is completed and you, nobody else, has checked everything yourself.

Finally, something you didn't mention, sound, is the construction of sufficient standard, ie concrete, that sound will not travel from the houses either side.

 

[Leo]

the garden will be cold not inside the house.

Ah, good point, though that will be the case most of the year

 

[noonamer]

Thanks for your reply!

Having had a look at your links you've been to see a showhouse. Is that what is actually in the house you're buying. Show houses are 'staged'. They pick the best one of it's type and get professionals in to make it look fabulous.

we went to the actual house we are buying (we liked it much more than show house though ), and it was quite bright in a day, we took some video and it looked okay, but it was 25th APR 12:00 (which probably the brightest).

Savill's are being coy about price, if a 3 bed apartment is near 1 million, then a larger 3 bed house must surely be more. That's a lot of money to not get it right.

this house is 815K which is a lot, but also around avg for similar type in DUB

Finally, something you didn't mention, sound, is the construction of sufficient standard, ie concrete, that sound will not travel from the houses either side.

we didn't hear as much noise being in showhouse, there was an echo on unfurnished house, but I'm not as much of an expert in that domain. They said that there is standard and they have to comply with that.

 

[Bronte]

Thanks for your reply!

I've downloaded your video. It has your name on it, if that's important to you to keep private then delete it. (I will not be sharing your name !!) I'll give feedback later.

Can you give us more information on what you are looking for, family home, 3 bed, must be Dublin 18?

 

[noonamer]

I've downloaded your video. It has your name on it, if that's important to you to keep private then delete it. (I will not be sharing your name !!) I'll give feedback later.

if you google my nick name, you'll find my name quite fast but ty, removed

We’re looking for:​

• 3 bed or more house
• A or B rate
• back garden
• big/huge open kitchen with island with premium finishes - as we cook a lot and that matters to us (and not ready to refurb)
• parks near by, as we like to walk a lot and have a young kid
• good commute to city center as RTO took a hit (<1h ideally)

 

[Bronte]

Not sure what I did but cannot find the link to it now ! I'm not great on the technology.

The kitchen was the same as in the photo and there were men working on it. It was nice. I remember it being very sunny. Kitchen dining was L shaped or there was a sitting area towards the garden. Stairs seemed wide enough, with a return, garden was small, stepped as in two separate areas but both flat, with one slightly higher than the other. Ceilings weren't too low. Small bedroom was definitely small. There was a wooden fence, it was very lego blocky the whole thing, but then that's how estates are, and there was a row of houses at the back, must have been tall, or 3 story, remember thinking they were overlooking and you'd have to grow something awfully high to prevent that.

You need to measure out proper beds in the spaces to see how they would fit with wardrobes in.

What is RTO?

At the end of the day you have to pick what suits you. On your list, that house ticks a lot of those boxes. And it's your personal choice. Me, I'd be looking at something like this for that money.

https://www.daft.ie/for-sale/house-71-kill-avenue-dun-laoghaire-co-dublin/6558636

About 30 years ago I learnt a big lesson from someone not much younger than me at the time, they all want the chocolate box. Cannot see potential.

 

[Bronte]

we didn't hear as much noise being in showhouse, there was an echo on unfurnished house, but I'm not as much of an expert in that domain. They said that there is standard and they have to comply with that.

Mmm.

You'll be quite the expert if those walls aren't solid and your neighbors are loud. Irish standards in new builds on sound is not great. In a terrace its hard to get away anywhere. Don't be fooled by the dream Noonamer. It's easy to make a place look nice with clean lines, new paint, swanky kitchen.

Positives:
Location (which after all is the most important. The extra sitting. The fact your kitchen/dining/sitting is separate to the Living. The large shower in the ensuite. The stand alone shower in the main bathroom. The separate utility.

 

[noonamer]

You'll be quite the expert if those walls aren't solid and your neighbors are loud. Irish standards in new builds on sound is not great. In a terrace its hard to get away anywhere. Don't be fooled by the dream Noonamer. It's easy to make a place look nice with clean lines, new paint, swanky kitchen.

from few folks I heard that terrace is usually good in new builds, seems to be a norm with timber frame concrete block, but that's based on other developments.