I've done some research of the area and I will lay out some facts for you flippent remark people.
For those of you that don't know Herberton it is a development right at the Fatima Luas stop (Luas red line). It occupies the site of the old Fatima Mansions. [broken link removed]
-150 or so units for former Fatima Mansions residents. Re-settled in duplex style housing to the back of the development. A lot of the kids from said families play in the playground and football pitch to the back of Block A, seen here:
http://www.herberton.ie/plans.asp
-70 Affordable units
-396 Regular units
- Currently Block F to the West of Block A consists nearly exclusively of DIT/trinity students.
-Occupancy of the commercial units underneath the development is nearly non-existant with just two units leased (A laundrete and a a taxi shop on on the south ground floor of Block A)
- Occupancy of blocks C and D to the rear of blocks A and B have some questions marks over them (does anyone anything about these)?
- Sometimes teenage kids can hang around, but I know the area, you will never see personal violence or anything like that. This is by no means gang land Dublin. You may see bored kids, you may even see a broken window. So yes it is safe but no you wont see Ross O'Carroll kelly hanging around.
- The area is quick a good example of regeneration, see below link:
- [broken link removed]
Location:
- The leisure center underground at the front (north Side) of Block D is fantastic - I've used it and would recommend it.
- Immediately south of James Hospital.
- 5 minutes walk to LIDL on Cork st.
- 5 minutes walk to Rialto.
- 5 minutes walk to Spar/Insominia at the bottome of Ruben st.
- 6 minutes walk to Tesco Express.
- 21 minute walk to St. Stephens green.
- 11 minutes on the Luas to the Jervis stop.
- 3 minutes on the luas to Heuston station.
Future (If you have faith the country wont go broke this section is fo you)
- Sigificant development is to take place at the James hospital site. there will be a access via a walkway just north of where Rialto luas stop currently is.
- Red Luas line to branch off to Lucan (via liffey valley) and on to trinity. Called line f. [broken link removed]
- Dart underground plan with stop in Heuston.
- Although now on hold, their is an ambitous re-development plan for devlopment of Dolphin house and the surrounding area. About 500 meters north of here: [broken link removed]
- Superquinn (and many other things) planned for HSQ development 10 minutes walk north of here. Or a 3 minute Luas ride to Heuston + 2 minutes walk.
Affordable Housing Open Day.
It is true that an affordable housing open day took place on the 17th of October 2009. 100 price lists were printed by Dublin City Council. 5 mins after everyone was let in to the marketing suite they were all gone. There was a lot of people putting 3,000 booking deposits down. Everyone there were regular people, a lot appeared to be young professionals. In actual fact I nearly witnessed a fight over the 3 bed penthouses in Block A. They were going for 221,000. I've been in one, they have fantastic views of the Dublin moutains to the south-west and the city to the East. I would conservatively guess that 30+ booking deposits were put down.
Prices:
Hooke and McDonald:
1 bed from 154,000
2 bed from 199,000
3 bed from 274,000
Car parking space: 5,000
Affordable:
1 bed from 136,000
2 bed from 178,500
3 bed from 199,750
Car parking space: 10,000 (I know it's Double??)
I would say the affordable house prices look right to me. I wager that this is either the bottom or very close. I base this on yields. Currently those kind of prices represent a yield of 6-7%, which is pretty good from an investment stand point. My opinion on this is those buying at affordable house prices (provided the aprartment is in good nic - loads of light etc) can't go too far wrong. Though probably wont see the price of their apartment rise much in the next 3-5 years.
Conclusion:
So that's it people. Is it a close location to the city center? Yes. Is it well served by transport? yes. Is there potential for the area to get even better? -yes. Will there be kids hanging around on occassion thinking they're tough? - Yes. Will you get stabbed or offered heroin? - no.
Opinion:
I know some people are different but I've lived in both Ranelagh and Rialto. In my opinion Ross O'Carroll Kelly and the boys are just (if not more) annoying that any of the residents to the back of Herberton. Though if you want a 700,000 mortgage, snobs for neighbours and over-priced coffee then that's your business.
Questions?
Does anyone have hard facts on occupancy? B looks well occupied but I'd like a number? A looks less occupied but as it was finished later I imagine there's less occupancy.