21 Mount Merrion Avenue, Blackrock, Co. Dublin,

* Presented in excellent order and tastefully appointed throughout

* Bright and spacious accommodation extending to 3050 sq ft (284 sq m)

* Sash windows and shutters throughout

* Magnificent ceiling plasterwork & ceiling rose

* Gas fired central heating

* Kitchen with patio doors to decking & steps to garden

* Private lane owned by the Residents affording off street parking. Accessed from Mount Merrion Avenue via remote control gates.

* Studio/Games Room offering immense scope and potential

* "Olde world" style rear garden

* Residents permit parking on Mount Merrion Ave

An immaculately presented and delightful double fronted two storey over garden level Georgian residence on leafy Mount Merrion Avenue. This charming property enjoys an "olde world style" garden with a westerly aspect.

A rare opportunity to purchase an extremely well maintained spacious family home with distinctive reception rooms and enjoying an excellent level of original cornicing, ceiling plaster work and panelled doors.

The residence is ideally situated within 10 minutes walk of Blackrock village with its wide range of shopping, leisure and transport facilities as well as being convenient to a selection of excellent primary and secondary schools and Blackrock Park.

ENTRANCE HALL

8.77m(28'9'') x 1.53m(5'0'')

Granite steps to the hall door. Attractive original hall door with original fan light. Solid wooden floor.

DRAWING ROOM

4.52m(14'10'') x 4.40m(14'5'')

Antique Georgian fireplace with handcrafted ornate detail, brass surround and slate hearth. Solid wooden floor.

Double doors to formal Dining Room.

DINING ROOM

4.19m(13'9'') x 4.18m(13'9'')

Corner built-in bookcase. Views onto the patio and garden. Solid wooden floor.

KITCHEN/BREAKFAST ROOM

8.84m(29'0'') x 3.40m(11'2'')

Attractive designed fitted kitchen and solid iroko worktops with tiled surround, built in sink unit, integrated Bosch dishwasher and integrated Neff fridge/freezer. Quality tiled floors. French doors to generous deck area and steps to garden.

LOWER LEVEL RETURN

1.85m(6'1'') x 1.90m(6'3'')

GUEST BATHROOM

2.30m(7'7'') x 1.90m(6'3'')

White suite incorporating bath with tiled surround, telephone shower attachment, pedestal wash hand basin and W.C. Tiled floor and walls.

FIRST FLOOR LANDING

3.30m(10'10'') x 1.24m(4'1'')

Generous walk-in hot press with timer and dual immersion.

MASTER BEDROOM

6.13m(20'1'') x 4.24m(13'11'')

Views onto the leafy Mount Merrion Avenue. Range of fitted wardrobes.

BEDROOM 2

4.33m(14'2'') x 4.20m(13'9'')

Double built-in wardrobes.

BEDROOM 3

4.19m(13'9'') x 3.21m(10'6'')

Double fitted wardrobes.

FAMILY BATHROOM

2.78m(9'1'') x 2.92m(9'7'')

White suite incorporating bath with tiled surround, power shower, pedestal wash hand basin and W.C. Quality wall and floor tiling.

GARDEN LEVEL HALLWAY

6.89m(22'7'') x 1.91m(6'3'')

Door leading to front garden

FAMILY ROOM

4.13m(13'7'') x 3.70m(12'2'')

Feature open fireplace and recessed lighting.

Door to patio and garden.

STUDY

4.26m(14'0'') x 3.07m(10'1'')

Wall-to-wall built in bookshelves and recessed lighting.

Door to patio and garden.

UTILITY ROOM

2.66m(8'9'') x 2.48m(8'2'')

Range of fitted units incorporating worktop areas with tile surround, stainless steel sink unit, cooker, Whirlpool washing machine and Powerpoint fridge. Tiled floor.

BEDROOM 4

3.85m(12'8'') x 3.94m(12'11'')

Polished timber floor.

SHOWER ROOM

2.80m(9'2'') x 1.63m(5'4'')

White suite incorporating fully tiled Mira controlled shower unit, pedestal wash hand basin and W.C. Tiled walls and floors.

OUTSIDE

The front of the property features lawn and landscaped borders.

The 80ft long "olde world style" rear garden enjoys a sunny westerly orientation and is surrounded by original granite walls. There is an extensive patio area surrounded by a host of mature shrubs and well stocked flowering beds and herbaceous borders.. The 150 year old Abelia tree boasts blossoms from Spring through to Autumn.

Gate to laneway. The laneway is privately owned by the residents and is accessed from Mount Merrion Avenue via remote controlled gates. Private parking space.

BOILER HOUSE/TOOL SHED

STUDIO/GAMES ROOM

8.08m(26'6'') x 4.96m(16'3'')

Bright and spacious room with a mezzanine level accessed via a spiral staircase affording generous attic storage. It is wired with a separate burglar alarm and has an Interconnecting telephone system between it and the main house. There is a working antique wood burning stove and electric central heating. Door leading to Workshop

WORKSHOP

4.60m(15'1'') x 2.75m(9'0'')

With plumbing and electrics and providing excellent storage. Potential for conversion to a double garage.