IN ... PALMERSTOWN:With an old heart and a fine park, Palmerstown has a lot going for it but through traffic to the Liffey Valley centre is a real pain, says Paul O'Doherty.
UNUSUAL FOR a village spread over a large landscape, Palmerstown has three main centres, serving a small population of around 4,000 in housing-stock made up of mostly family-orientated terraces, semis and cottages.
The older village is quieter, calmer and more secluded, away from the N4 to M50 mayhem or Liffey Valley.
Around the shopping centre, a new greater Palmerstown has grown up with a few more amenities - on the edge of the aging Cherry Orchard Industrial Estate - with old Palmerstown, and its own shopping enclave and schools, the jam in the sandwich between its relatives.
And, jammed it is, all week long, particularly, during the school-run or at the weekends when the world and his mother takes the short cut through the village to the Liffey Valley shopping centre.
Aside from a little bit more give that might be introduced when the M50 gets its finger out, next up development-wise is Vincent Byrne's hardware business on the N4 interchange into the village, swapping his iconic Palmerstown identity for a proposed mixed-use development of 61 residences, retail opportunities and three restaurants/cafés.
How's the market?
"Slow, although property has started to move again where people have been realistic about the price that are asking," says Lowe and Associates's Genna Garry.
In a market mostly consisting of family homes with one small apartment development, prices are down generally between 15 and 20 per cent with, for instance, two one-bed bungalows available at Oakcourt for between €265,000 and €270,000 (end-of-terrace). Before the bubble burst these properties would have been looking at around €320,000.
In Palmerstown Park, off the main Kennelsfort Road, a two-bed terraced house close to the shopping centre is going for a negotiable €335,000, down from €380,000. While a Palmerstown Manor townhouse is less expensive at €320,000 (down from €380,000 guide in 2006).
Into the three-bed division, options include a couple of semis each looking for €390,000 at Whitethorn, one in a cul-de-sac facing a large green, the sort of house that would have easily made €425,000 a couple of years back.
Interestingly, another house in the same area has just dropped its price from €390,000 down to €365,000. Similarly, a five-bed double-fronted house at Woodfarm Avenue is just down from €660,000 to €599,000.
Recently featured in this paper, an extensively renovated four-bed semi on Turret Road is still also €660,000.
While, if it's a little more peace and seclusion you're looking for, a three-bed cottage on the main street of the old village, on Red Cow Cottages, is on the market again for €625,000.
And to rent?
Lowe and Associates's Colm Quaid says the rental market's "been strong, it's still strong and we just can't get enough of Palmerstown". Generally, what's available usually shifts and fairly fast.
With few apartments, three-bed semis are the main rentals: semis on Palmerstown Avenue are looking for between €1,300 and €1,450 a month with Glenaulin Green close to the park available at the higher figure. Aside from that, a two-bed bungalow at Oakcourt close to everywhere is €1,150 a month.
Going out?
With three main bars, pub grub and pints is the best on offer unless you fancy going for a coffee in a number of popular cafés like the Coach House and Easy as Pie. Otherwise, with no rail link or Luas line connection, it's best to take the bus into the city.
Price of a pint
€4.25 in the Palmerstown House.
Good for families?
Schools seem to have plenty of space in a well-established community. Crèche places are available at the Oval Crèche and Montessori at €900 per month.
Children's hospital-wise, it's a long journey up the M50 at the moment and an even bigger one into town if the new national children's hospital at the Mater goes ahead.
What's to do?
The better options for walkers are definitely up from the main village, where at Riverview in Liffey Valley Park, there's a downhill pathway slope that meanders into the real valley below, staring up at the green forests on the opposite hill. In the same area, at the top of the road, there's also pedestrian and cycle lane access to Liffey Valley shopping centre.
And, Stewart's Hospital sports centre is also quite close with a public pool.
Another remote and peaceful walk brings you down, at the back of Stewart's Hospital, to Mill Lane and down to the Liffey. While, across the N4 and up at the Palmerstown Centre, the Super Dome bowling alley has been going for years.
Home to . . .
Stewart's Hospital and St Patrick's GAA club.
Locals say
"When the back way to Liffey Valley is busy, there are huge tailbacks down the Kennelsfort Road" (Sean O'Toole).
"Anti-social behaviour on a Friday and Saturday night can be appalling. And, I could open an off-licence with the amount of drink that is wasted in my front garden" (Deirdre Wilson).
"There is a lovely mix of people living in the village, particularly from the country" (Joe Burke).
"There are some great spots down off the main village for walking the dog" (Breda Murphy).
