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Griffinstown Glen on c. 26 Acres, Grangecon.

€1,250,000
Country Residence

Property Ref. No.		City/County
	3351		Wicklow, Grangecon
Size
	272 (sqm)

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Description
A beautiful contemporary style home majestically positioned to command wonderful valley views over rolling countryside and stretching towards Kildare and the Wicklow Mountains in either direction standing on c. 10.6 hectares (26 acres).

Kilcullen 8 miles, Naas 15.5 miles, Ballymore Eustace 12.4 miles, Grangecon 2.5miles, Dunlavin 3.8 miles and Dublin 38 miles.

A beautiful contemporary style home majestically positioned to command wonderful valley views over rolling countryside and stretching towards Kildare and the Wicklow mountains in either direction.

Griffinstown Glen represents that paragon of rural peace and tranquility and modern vibrancy being in such an unspoilt and private location yet easily accessible to Dublin City and Airport, the M7/M9 being a short distance away and offering access to the motorway network.

Shopping is well catered for in nearby Newbridge, Naas and Carlow. For the sporting enthusiast activities in the area include golf at nearby Rathsallagh, Tulfarris and the K-Club, home to the Ryder Cup 2006. For equestrian enthusiasts Griffinstown Glen is in the heart of Kildare Hunt country and many renowned racecourses are a short distance away, including the Curragh, Punchestown, Naas, Fairyhouse and Leopardstown. Fishermen are catered for on the River Liffey or Blessington Lakes, which also provide recreation for sailing and other water sports. Dunlavin provides a fine selection of pubs and is suitable for general provisions. Rathsallagh hotel, together with its championship golf course and leisure complex is less than 1.5 miles away.

Nestling into the valley the house sits centrally within its own substantial gardens, a number of maturing trees and shrubs seamlessly linking to the surroundign countryside. A gravelled forecourt provides ample room for parking, in addition to a large garage, which benefits from an electric remote control roller door and is built to a standard that would allow conversion to a guest annexe or home office subject to any necessary permission(s). A gravel pathway sweeps down the sloping lawn and provides access to the grassland, which although sloping provides good grazing and benefit from being interspersed with coverts of trees providing good stock protection from winter weather.

This contemporary design of the house allows the fantastic view over the wonderful setting, a family room on the upper level enjoying some exceptional views. The simple yet elegant style blends unobtrusively into the valley surrounds. Internally the house has been completed to an exemplary standard, with varying ceiling heights, lots of windows, interconnecting doors and large open areas all combining to create a wonderful feeling of space.

SERVICES
Mains electric (back up generator - excluded), well water, oil fired central heating (zoned), telephone, television points to all bedrooms, wired for integrated audio system, security lighting, electric security gate with camera, pressurised water system, foul drainage to septic tank.


ACCOMMODATION:

GROUND FLOOR

Reception Hall (SE) with ceiling to eaves, spot lighting, open gallery from first floor, leads to principal reception rooms and first floor.

Separate Cloak Room (SE) wtih part tiled walls, tiled floor, pedestal w.h.b. and w.c.

Drawing Room (NW, NE & SW) with marble chimney piece, cornice, spot lighting, magnicicent valley views. Interconnecting door into -

Diningroom (NW) with cornice, spot lighting, arch into -

Kitchen (SW) range of timber wall and floor units with integrated Belfast sink, Siemens eye level electric oven, Siemens electric hob with extractor fan, Seimens dishwasher, Siemens microwave, central island unit, tiled floor, spol lighting. Arch into -

Conservatory / Breakfast room (SW & NW) with sliding French doors to veranda, spot lighting, tiled floor.

Utility Room (SE) with fitted storage cupboards, spot lighting, tiled floor. Door to outside
Separate WC with pedestal w.h.b.

Guest Bedroom Suite
Bedroom 1 (NW & NE) with cornice, spot lighting, Ensuite Shower Room (SE) cabinet electric shower, pedestal w.h.b., tiled walls and floor, w.c.

First Floor
Familyroom (NW, SW & NE) marble fireplace (gas), wonderful valley views, cornice, spot lighting.

Master Bedroom Suite
Bedroom 2 NW & SW) with valley views, storage cupboards, spot lighting.
Shower Room Ensuite (SE) with cabinet electric shower, tiled walls and floor, pedestal w.h.b., w.c.

Bedroom 3 (NW & NE) with spot lighting, storage cupboards.

Bathroom (NE) with fitted spa bath, tiled walls adn floor, pedestal, w.h.b., w.c.

FIXTURES & FITTINGS
Only those mentioned in these particulars are included in the sale. All others including garden ornaments, statuary, light fittings and furniture are expressly excluded.