Sherry Fitz have sent me a price guide. The small 3 bed with tiny south facing back gardens (only suitable for storing bins and growing moss) are starting at early 400s. I take this to mean 420_425. The decent size 4 bed will cost early 600s. Their figures. The greedy builders are at it again. These houses are prefabricated and are put up in a few days. The existing houses in luttrellstown were built by Park Developments. They are practically maintenance free. They could easily be upgraded to an A rating by fitting a solar panel and a new boiler. With regards to getting to know the neighbours,there are several new couples with young kids who have moved into our quite cul de sac recently. They told us they chose there to get their children into schools nearby. I noticed the porches on the new houses. They are very basic and ruin the look of the house. Unfortunately, with the shortage of new houses in the area the builder can and will get whatever price he wants. People should boycott high prices but they will travel from all over Dublin to buy these because of the amenities. The property articles I have read state that this is the most sought after area in Dublin. It is true that prices of 3 beds in the area have dropped. July and August are always slow. I think when people see how overpriced these new builds are,they will start looking at existing houses with improvements,larger south facing gardens and more parking. A lot of existing 3 beds have attic conversions. The 4 bed houses in Hamilton Park are 3 story. A lot of stairs to vacuum and although the square footage seems big,the actual footprint is small. Therefore the rooms on the ground floor are quite small. Sorry for going on but in an ideal world the builder would be left with these. These houses were built to maximise the no of units Over 90%of these houses have back gardens facing north west or east.They are also very close to the m50. I used to live in Park Drive and it was quite noisy and the fumes from the traffic can not be healthy. That was 10 years ago,the traffic has increased since then.The best of luck with your move wherever you decide.