The Gunne agency is suggesting a guide of £400,000-plus for 12 Auburn Avenue, Dublin 4, in advance of its auction on September 30th. The location of this turn-of-the-century, three-bedroom house, could hardly be better as it is just beside Herbert Park, one of the nicest parks in the city, while at the same time being right in the middle of the leafiest parts of Donnybrook. The present owners bought the house six years ago after it had been completely renovated by previous owners. One of the major changes they made to the layout was turning the smaller of the front bedrooms into a bathroom but, other than that, the house has its original layout.

Downstairs are two good interconnecting reception rooms plus a breakfastroom in the return, which opens to a small kitchen with well-fitted modern units.

Upstairs, there are two large bedrooms, the main room being particularly spacious with its deep bay window. There are two bathrooms, the original one in the return, and a much larger bathroom to the front of the house. There is a third bedroom in the return, which is a small single but it is pretty with its old cast-iron fireplace. Indeed, nearly every room in the house, including the breakfastroom, still has its original fireplace. Another notable feature of the house is the high-quality storage in every room, including impressive wardrobes in the main bedrooms. Other than that, the decor in the house, which is probably about 10 years old, could do with a little updating.

At the back of the house there is a patio that has been paved with Liscannor stones and the patio also features one of the house's only eccentricities - an elaborate brick barbeque with an extraordinarily tall chimney.