199 Botanic Avenue (plus Attic), Drumcondra, Dublin 9, D09V9Y4

***ARCHITECTURALLY OWNED AND DESIGNED / REAR LANE ACCESS / LANDSCAPED GARDEN COURTYARD / STONE'S THROW FROM GRIFFITH PARK / BEAUTIFULLY RENOVATED & EXTENDED REDBRICK / CONVERTED ATTIC / OAK ENGINEERED FLOORING / SUPERB FAMILY LOCATION*** KELLY BRADSHAW DALTON are delighted to present 199 Botanic Avenue, Drumcondra, Dublin 9, a rare gem that perfectly marries timeless redbrick charm with the ease and elegance of modern family living. Tucked away on one of Drumcondra’s most cherished, tree-lined avenues, this exceptional home backs onto the leafy sprawl of Griffith Park, your very own extended backyard, and the perfect setting for family adventures, lazy Sunday strolls, or spontaneous picnics in the warmer months. From the moment you arrive, this home captures your heart. The original redbrick façade, framed by a picture-perfect city garden, hints at the warmth and style that await inside. It’s elegant, it’s welcoming, and it’s just the beginning! Step through the front door and you’re greeted by high ceilings, rich modern tones, and sleek engineered wood flooring that flow effortlessly through the ground floor, creating a calm and cohesive feel throughout. To the front, the formal living room is the ultimate grown-up retreat, bathed in natural light thanks to dual-aspect, and anchored by a stunning marble fireplace. It’s the kind of room that wraps you in comfort and practically demands a good book and a cup of tea,or a glass of wine. The true heart of the home lies to the rear, a show-stopping open-plan, dining, and living space designed for modern family life and easy entertaining. The feature wall is both bold and beautiful, doubling as clever built-in storage, while the oversized glass door opens to reveal a sun-soaked, landscaped garden. It’s the ultimate blend of indoor-outdoor living, perfect for morning coffees, summer barbecues, or evenings under the stars. Just beyond the back gate? Private access to a hidden green space leading straight into Griffith Park. A dream come true for little explorers, and their grown-ups! The kitchen wraps around a charming courtyard and is as stylish as it is functional, with high-end Dekton worktops, a marble backsplash, and plenty of storage to keep clutter at bay. And for busy family mornings or muddy weekend adventures, the well-placed utility/shower room keeps everything ticking along smoothly. Upstairs, three beautifully finished bedrooms await, two generous doubles and one exceptional single, all dressed in soft, neutral tones for maximum calm and comfort. The family bathroom is fresh and functional, with a shower, hand basin and W.C. At the very top of the house, a bright and airy converted attic offers exceptional flexibility. Whether it’s a peaceful home office, a quiet reading space, or the ultimate hideaway for older children, this elevated space is as functional as it is inviting. With treetop views over Griffith Park, it’s a little sanctuary where everyone will want to spend time. Location-wise, it doesn’t get much better. Drumcondra is a vibrant, welcoming community filled with parks, excellent schools, cafés, and shops, all just a short stroll away. With Drumcondra Train Station, The Botanic Gardens, and top-tier third-level institutions close by, 199 Botanic Avenue places education, convenience, and lifestyle right on your doorstep. More than a house, this is a home that grows with you. Thoughtfully designed, beautifully presented, and ideally located, it’s a must-see for any family looking to put down roots in one of Dublin’s most loved neighbourhoods. Features ARCHITECT OWNED AND DESIGNED THREE BEDROOMS PLUS ATTIC CONVERSION REAR LANE ACCESS LANDSCAPED GARDEN COURTYARD OAK ENGINEERED FLOORING CUSTOM MADE JOINERY EXCELLENT LOCATION Rooms Hall - 5.79m x 1.62m Living Room - 3.69m x 3.49m Dining Room - 3.76m x 3.17m Kitchen - 4.27m x 1.91m Bathroom - 2.98m x 1.91m Landing - 3.02m x 2.48m Bedroom One - 3.65m x 3.27m Bedroom Two - 3.27m x 2.56m Bedroom Three - 2.68m x 2.04m Bathroom - 2.32m x 1.2m Attic Conversion - 4.9m x 3.19m Eaves Storage - 4.9m x 1.09m