40 Merlyn Road, Dublin 4, Ballsbridge, Dublin 4, D04A0T4

Refined family living in the heart of Dublin 4. On one of Ballsbridge’s distinguished tree-lined avenues, 40 Merlyn Road offers a rare opportunity to acquire a substantial family residence extending to 221 sq. m. (including garage and converted attic) blending timeless character with well-proportioned interiors. Beautifully maintained and presented in excellent condition, this is a home of rare quality. Its graceful façade and spacious accommodation are complemented by a superb balance of formal reception rooms and relaxed living spaces, making it ideally suited to both family life and entertaining. The bright and spacious accommodation briefly comprised entrance porch, reception hall, living room, dining room, lounge, playroom, breakfast room, kitchen, guest wc, utility room and garage on ground floor. On first floor there are 4 bedrooms, family bathroom and large landing with shower. Finally, a large and bright converted attic currently in use as bedroom. With an abundance of amenities within walking distance including Sandymount Village with its selection of shops, restaurants and bars. A wide range of recreational facilities are catered for such as Sandymount Strand, Pembroke Cricket Club, Monkstown Rugby Club, Railway Union Sports Club, YMCA and West Wood Gym. The Aviva Stadium adds to the vibrancy of the location. The IFSC, Three Arena, Sydney Parade and Sandymount Road Dart stations, East link toll bridge, Ballsbridge and City Centre are also just minutes away. All the family's educational needs are also very well catered for with many of the city's principle primary and secondary schools located within easy reach such as Lakelands, St. Matthew's National School and Star of the Sea primary schools, and St. Michael's College, The Teresians, Muckross Park, Blackrock College and St. Andrew's secondary schools. Third level education is also very accessible at UCD Belfield and Trinity College via bus and the DART. At A Glance Wonderful residence measuring approximately 221 sq/m (including garage and converted attic) Beautifully maintained and upgraded Large and beautifully maintained gardens to front and rear with ample off-street parking Highly sought-after location Gas central heating Mainly triple glazed with double glazed windows in attic Excellent scope for further development BER D2 Accommodation Entrance Porch: Reception Hall: 5.4m x 4.05m: Study/Playroom: 3.39m x 2.67m: Living Room: 6.76m x 4.06m: Dining Room: 4.25m x 4.07: Lounge: 2.66m x 2.37m: Breakfast Room: 4.13m x 2.51m: Kitchen: 4.12m x 2.66m: Utility Room: 2.3m x 2.00m: Guest WC: Garage: 5.95m x 3.2m: Upstairs: Landing: With shower unit. Bedroom 1 (front): 4.33m x 4.07m: Bedroom 2 (rear): 4.06m x 3.65m: Bedroom 3 (front): 4.12m x 3.39m: Bedroom 4 (rear): 2.32m x 2.2m): Bathroom: 2.26m x 1.59m: Attic: Landing: Attic Room: 4.82m x 3.82m Outside To the rear is a private c.18m garden. To the front is a walled front garden with ample off-street parking. Viewing Strictly by prior appointment only with sole agents unless otherwise advertised.