#Property For Sale In Dublin

[howleysouhan]

From ‘Sale Agreed’ to ‘Sold’: Accelerating Your Property Sale with Expert Estate Agents in Dublin

The property market in Dublin is experiencing unprecedented changes, largely driven by an ongoing housing crisis. With demand for housing outstripping supply, property prices have surged, creating a highly competitive environment for buyers and sellers alike. This dynamic landscape necessitates a strategic approach to property sales, where expert advice can make a significant difference in expediting transactions.

Whether you’re dealing with increased regulations, navigating bidding wars, or managing the expectations of prospective buyers, understanding the current market trends is crucial to achieving a successful sale. This guide aims to provide key insights and practical advice to help you seamlessly transition from ‘Sale Agreed’ to ‘Sold’ in Dublin’s evolving property market.

Importance of Understanding the Process from ‘Sale Agreed’ to ‘Sold’

Understanding the process from ‘Sale Agreed’ to ‘Sold’ is fundamental to ensuring a smooth and successful property transaction. Once you’ve reached the ‘Sale Agreed’ stage, it means both parties have negotiated and accepted an offer, but several critical steps remain before you can consider the sale finalised.

This phase involves important tasks such as securing financing, completing legal checks, and fulfilling contractual obligations. Any delays or misunderstandings during this period can jeopardise the entire sale, increasing the likelihood of it falling through. By comprehensively understanding each aspect of this process, sellers can proactively manage timelines, address potential issues promptly, and maintain clear communication with all involved parties, thereby significantly reducing stress and enhancing the likelihood of a timely and successful sale.

Understanding ‘Sale Agreed’ in Dublin Property Sales

Definition and Implications

In Dublin’s property market, the term ‘Sale Agreed’ signifies that an offer has been made on a property and the seller has accepted it. This is a crucial milestone in the property sale process, indicating mutual agreement between both parties on the transaction’s terms.

However, it’s important to note that ‘Sale Agreed’ is not legally binding; the sale is not completed until contracts are signed and exchanged, and the full payment is made. The status implies a degree of commitment, but both the buyer and seller still have conditions to meet before the property can be officially transferred.

Initial Steps to Take Once an Offer is Accepted

Once an offer is accepted and the property is marked as ‘Sale Agreed,’ several key steps need to be initiated to move towards completing the sale:

Notify the Solicitor: Inform your solicitor immediately to begin preparing the necessary legal documentation and to address any potential legal issues that may arise during the process.

Secure Financing: If the buyer is obtaining a mortgage, this is the time to secure financing. The lender will typically conduct a valuation of the property to confirm its worth and ensure it meets lending criteria.

Conduct Surveys and Inspections: Arranging for a professional survey of the property is crucial to uncover any structural issues or defects that might need attention before the sale can progress.

Draft the Contract: The seller’s solicitor will draft a contract of sale, outlining all the terms and conditions agreed upon, and send it to the buyer’s solicitor for review.

Schedule a Closing Date: Agree on a tentative timeline for the completion of the sale, keeping in mind the time needed for legal checks, funding arrangements, and any other necessary preparations.

By undertaking these initial steps promptly and efficiently, both buyers and sellers can ensure they are on track for a smooth transition from ‘Sale Agreed’ to ‘Sold.’

Preparing for a Smooth Property Sale in Dublin

Legal Preparations and Documentation

Ensuring that all legal preparations and documentation are in order is essential for a smooth property sale in Dublin. Both sellers and buyers must be diligent in providing accurate and complete information to their respective solicitors. Legal checks include verifying property ownership, checking for any outstanding charges or mortgages, and ensuring compliance with local regulations. This thorough legal groundwork helps prevent potential disputes and delays later in the process.

Role of Solicitors and Their Importance

Solicitors play a pivotal role in the property sale process, acting as legal representatives for both buyers and sellers. Their responsibilities include drafting and reviewing contracts, conducting title searches, and ensuring all legal conditions are met before the sale is finalised. The solicitors’ expertise is invaluable in navigating any legal complexities that may arise, providing peace of mind to both parties. They also facilitate clear and timely communication between buyer and seller, ensuring that both sides understand their obligations and the progress of the transaction.

Ensuring All Property Details Are Accurately Represented

Accurate representation of all property details is crucial in maintaining trust and transparency throughout the sale process. This includes providing comprehensive descriptions and disclosures about the property’s condition, any upgrades or renovations, and any issues that may need to be addressed. Sellers should be prepared to answer questions and provide documentation regarding the property’s history, such as maintenance records, planning permissions, and building regulations compliance. By ensuring all information is accurate and forthcoming, sellers can help avoid misunderstandings and build confidence with prospective buyers, paving the way for a smoother transaction.

Effective Property Marketing Tips for Selling Your Home in Dublin

Importance of High-Quality Images and Descriptions

The first impression potential buyers have of your property is often through its online listing, making high-quality images and compelling descriptions critical components of your marketing strategy. Professional photographs that showcase your home’s best features can significantly increase interest and foot traffic. These images should be well-lit, taken from flattering angles, and highlight key selling points such as spacious rooms, modern amenities, and appealing outdoor spaces.

Alongside high-quality images, well-crafted descriptions play a pivotal role in attracting potential buyers. Descriptions should be detailed, yet concise, providing an honest account of the property’s attributes and surroundings. Mention key aspects such as recent renovations, proximity to essential services and amenities, transport links, and unique features of the home. By emphasising what makes your property special, you can captivate buyers’ attention and encourage them to take the next step in scheduling a visit.

Utilising Online Platforms and Social Media

In the modern property market, leveraging online platforms and social media is essential for reaching a broad audience. Listing your home on popular property websites such as Daft.ie and MyHome.ie ensures it is visible to thousands of potential buyers actively searching for properties in Dublin. These platforms offer extensive search functionalities, allowing your listing to be found based on specific criteria such as location, price range, and property type.

Social media also presents a powerful avenue for promoting your property. Platforms like Facebook, Instagram, and Twitter offer targeted advertising options that can help you reach specific demographics interested in buying a home. Utilise these platforms to share high-quality photos, engaging descriptions, and virtual tour links. Additionally, consider creating a dedicated social media page for your property or working with local real estate groups to increase visibility. Engaging with users through comments and messages can also foster a connection and generate interest in your listing. By effectively utilising these digital tools, you can maximise your property’s exposure and attract a larger pool of prospective buyers.

The Importance of Working with Experienced Estate Agents

Partnering with experienced estate agents can significantly impact the success of selling your home in Dublin. Experienced agents bring a wealth of knowledge about current market conditions, pricing strategies, and buyer behaviour, which can help in setting a realistic and competitive asking price. Their expertise in marketing properties ensures that your home receives maximum exposure through various channels, including online listings, social media, and traditional advertising.

Moreover, seasoned estate agents have established networks and professional connections that can facilitate quicker sales. They can efficiently manage viewings, negotiate offers on your behalf, and handle any challenges that may arise during the sale process. Their ability to provide sound advice and strategic insights is invaluable, as they can highlight your property’s strengths and suggest improvements to enhance its market appeal. By leveraging their experience and industry know-how, you can confidently navigate the complexities of the property market and achieve a successful sale.

Managing Viewings and Negotiations in Dublin Real Estate

Tips for Presenting Your Home

First impressions are critical when potential buyers visit your property, so presenting your home in its best light is essential. Start by decluttering and cleaning each room to create a welcoming and spacious environment. Ensure that any minor repairs or touch-ups, such as fixing leaky faucets or repainting scuffed walls, are completed before viewings. Consider staging your home with tasteful decor and neutral colours to appeal to a broader audience. Create an inviting atmosphere by letting in natural light, using fresh flowers, and ensuring your property has a pleasant scent. Additionally, provide clear and accessible information about your home, such as brochures or property details, to aid buyers during their visit.

Handling Negotiations Professionally

Negotiations are a critical phase in the property selling process, requiring a professional and strategic approach. Be prepared to engage with prospective buyers by understanding your property’s value and setting clear expectations about your minimum acceptable offer. Remain calm and composed throughout negotiations, focusing on mutually beneficial outcomes rather than becoming emotional or defensive. It is also beneficial to rely on your estate agent’s expertise during this stage, as they can offer valuable insights and mediate discussions effectively. Their experience allows them to navigate tricky negotiations, ensuring you receive a fair deal without alienating potential buyers.

Keeping Communication Open and Clear

Maintaining open and clear communication with all parties involved is vital for a smooth transaction. Respond promptly to inquiries and provide updates on any progress or changes as necessary. Clear communication fosters trust and ensures that buyers feel informed and respected throughout the process. Be transparent about any developments and willing to answer questions or address concerns buyers may have. If you’re working with an estate agent, encourage regular updates on viewings, feedback from potential buyers, and the overall status of negotiations. By keeping the lines of communication open and transparent, you can prevent misunderstandings and facilitate a seamless property sale.

Navigating the Legal Process of Selling Property in Dublin

Understanding the Conveyancing Process

The conveyancing process is a crucial component of selling property in Dublin, involving several legal steps to transfer ownership from the seller to the buyer. Initially, it begins with the drafting of a contract for sale by the seller’s solicitor, outlining the terms and conditions of the sale. This contract is then sent to the buyer’s solicitor for review. Once both parties agree on the terms, the buyer arranges for a property survey and secures mortgage approval if necessary.

Subsequently, both solicitors engage in pre-contract enquiries and exchange important documents such as title deeds. When satisfied, the buyer signs the contract and pays a deposit, typically 10% of the purchase price. The exchange of contracts legally binds both parties to the transaction. Finally, the balance of the purchase price is paid on the completion day, and the seller hands over the keys to the buyer, officially transferring ownership.

Common Legal Hurdles and How to Overcome Them

Navigating the legal landscape of property selling can present various challenges. One common hurdle is ensuring the property has a clear and marketable title, free from encumbrances or disputes. Conducting a thorough title search early in the process can help identify and address any issues, such as outstanding mortgages or rights of way.

Another potential obstacle is dealing with delays or discrepancies in the buyer’s funding. To mitigate this, closely monitor the buyer’s progress in securing mortgage approval and maintain open communication with all parties involved. Additionally, minor discrepancies in the terms of the contract or property boundaries can lead to delays. Ensuring all details and legal descriptions are accurate from the outset can prevent such setbacks.

Ensuring All Contracts and Agreements Are in Order

Ensuring that all contracts and agreements are meticulously drafted and reviewed is critical to a smooth property transaction. Begin by hiring a reputable solicitor experienced in Dublin real estate to manage the legal documentation. Carefully review the contract for sale to ensure that all terms are clearly articulated and fair.

Moreover, verify that all necessary disclosures, such as property condition reports and planning permissions, are included. Any alterations or additions to the property should be legally documented and compliant with local regulations. Maintaining comprehensive records and promptly addressing any discrepancies will safeguard against potential disputes and legal challenges.

By carefully overseeing the conveyancing process, pre-empting legal hurdles, and ensuring all contracts are in impeccable order, you can facilitate a seamless and successful sale of your property in Dublin.

Closing the Sale: From ‘Sale Agreed’ to ‘Sold’ in Dublin

Final Inspections and Checks

After an agreement is reached between the buyer and seller and the sale is officially marked as ‘Sale Agreed’, the buyer will often conduct a final inspection of the property. This inspection ensures that the property is in the agreed-upon condition and that any stipulated repairs or conditions have been met. It’s also the last opportunity for the buyer to identify any issues that need to be addressed before moving forward. As the seller, it’s crucial to ensure the property is correctly presented, with all agreed-upon repairs and conditions fulfilled to your buyer’s satisfaction. Having all relevant documents and warranties related to the house ready for review can expedite this process and reinforce buyer confidence.

Signing the Final Contracts

Once the final inspection is satisfactorily completed, the next major step involves signing the final contracts. At this stage, the buyer’s solicitor and seller’s solicitor will have completed all necessary checks and clarifications. The signing of the final contract marks the legal commitment of both parties to complete the transaction. The buyer will also typically transfer the remainder of the purchase price at this point. It’s crucial to meticulously review the final contract, ensuring all terms are precise and that there are no undisclosed conditions that might affect the transaction. Your solicitor can provide invaluable assistance here, ensuring that all paperwork is in order and that you fully understand the terms you are agreeing to.

Handing Over Keys and Finalising the Sale

The culmination of the property sale process occurs with the handing over of keys and transferring ownership officially. This usually happens on the closing day, when the buyer’s payment clears and all contract conditions are satisfied. The seller’s solicitor will confirm receipt of all funds, and both parties will sign the necessary documents to finalise the sale. Upon completion, the seller hands over all keys, garage openers, and any other handover items to the buyer. At this point, the buyer is now the legal owner of the property. Ensuring a smooth handover by providing a clean, organised property along with any manuals or instructions for appliances can facilitate a positive transition, marking the successful conclusion of the selling process.

Post-Sale Considerations for Dublin Property Sellers

Settling Any Outstanding Payments or Obligations

Once the sale is complete, it’s crucial to settle any outstanding payments or obligations associated with the property. This might include final utility bills, property taxes, or any remaining balances on mortgages. Ensuring all financial obligations are settled promptly not only provides closure but also prevents any potential disputes or complications post-sale. Contact your solicitor for assistance with finalising all outstanding payments and confirming that all legal and financial obligations are fully met.

Moving Out and Transferring Utilities

As you prepare to vacate the property, a key step is to arrange for the transfer of utilities to the new owner. This includes electricity, gas, water, and any other services connected to the property. Inform your utility providers of the sale and arrange for final meter readings to ensure accurate billing. Additionally, it’s essential to plan your move meticulously, packing and organising your belongings ahead of time to ensure a smooth transition. Leaving the property clean and free of personal items will leave a positive impression on the new owners.

Reflecting on the Sale Process and Feedback

After the sale process is concluded, taking time to reflect on the experience can provide valuable insights for future transactions. Consider the steps that went well and any challenges encountered along the way. Seek feedback from your solicitor, estate agent, or even the buyer to understand different perspectives. Reflecting on this feedback can help you learn and improve, whether for future property sales or other transactions. Understanding what worked and what could be improved will make you a more informed and prepared seller in the future.

Conclusion: Expert Tips for a Successful Property Sale in Dublin

Navigating the journey from ‘Sale Agreed’ to ‘Sold’ in Dublin involves a series of carefully orchestrated steps. It begins with the vital post-agreement inspection, where ensuring the property condition meets the buyer’s expectations is crucial. This is followed by the critical step of signing the final contracts, sealing the legal commitments and transferring the purchase price. Concluding the sale involves the official handover of keys and documents, with the possession legally transferring to the buyer once all funds are confirmed and terms are met. The successful completion of these steps culminates in the finalisation of the sale and a smooth transition for all parties involved.

To ensure a seamless and successful property sale, here are some final expert tips:

Maintain Clear Communication: Keep open lines of communication with your solicitor, estate agent, and buyer to address any concerns swiftly and prevent misunderstandings.

Stay Organised: Ensure all documents, warranties, and relevant information are readily accessible. This not only expedites the process but also builds buyer confidence.

Prepare Thoroughly: Before final inspections, make sure all agreed-upon repairs and conditions are met. A well-presented property can significantly influence the buyer’s final decision.

Review Contracts Meticulously: Work closely with your solicitor to understand all terms and conditions before signing the final contract, safeguarding against any hidden liabilities.

Plan Your Move Early: Arrange for the transfer of utilities, final readings, and organise your move well in advance to avoid last-minute stress.

Selling a property in Dublin can be a complex and demanding process, but with careful planning, detailed attention to legal requirements, and a proactive approach, you can achieve a successful and rewarding outcome. Best of luck in your property selling journey!

Contact Howley Souhan for Professional Property Sale Assistance in Dublin

For personalised and professional assistance with your property sale in Dublin, consider contacting Howley Souhan. Our experienced team of Estate Agents is dedicated to guiding you through every step of the process, from initial inspections to the final handover, ensuring a smooth and successful transaction.

Contact us today.

[otoole23]

Top Property for Sale in Dublin

Dublin is a popular city in Ireland that attracts many property buyers from around the world. There are numerous properties for sale in Dublin that cater to various budgets and preferences. Whether you are a first-time buyer or an experienced investor, Dublin's property market has something for everyone.

The city of Dublin is divided into several areas, each with its own unique characteristics and amenities. The city centre is one of the most sought-after areas for property buyers, offering easy access to restaurants, shops, and cultural attractions. Additionally, properties in the city centre tend to appreciate faster than those in other areas, making them a smart investment choice.

If you prefer a quieter and more peaceful environment, the suburbs of Dublin are a great option. Areas such as Ballsbridge, Donnybrook, and Sandymount offer a mix of traditional and modern properties, green spaces, and excellent schools. These areas are popular with families, expats, and retirees.

Dublin's property market is highly competitive, and prices have been increasing steadily over the past few years. However, there are still some great deals to be found if you work with an experienced real estate agent who knows the local market. They can help you find properties that meet your needs and negotiate the best price.

There are various properties for sale in Dublin, including apartments, townhouses, and detached houses. The property type you choose will depend on your budget, lifestyle, and preferences. For example, apartments are popular for singles and young couples who want to be close to the city centre, while detached houses are ideal for families needing more space.

In conclusion, Dublin's property market is highly competitive, but with the right guidance, you can find the perfect property for sale in Dublin. The city's diverse neighborhoods, rich culture, and excellent amenities make it a great place to call home, whether you are a first-time buyer or an experienced investor. So why wait? Start your property search today and discover all that Dublin has to offer!

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[nauticalfools]

hey!! i saw your post about moving to ireland and that is definitely in my plan for the next few years! i’m in college and i’m studying abroad there hopefully next spring. would you be able to just tell me some of the basics of what it’s like to live there? like transportation, expenses, housing demand, etc! thanks in advance 🫶

Hey, thanks for reaching out!

Yes, of course I can. I'll talk about the basics here but if you'd like to go into details that would suit your situation more (for example, if you're planning to work or not etc) feel free to pm me 😊

Transportation

Transportation depends on the city you'd want to live in, I can only speak for Dublin right now so that's what I'll go into. When it comes to public transportation the standard ticket is valid for 90 minutes on all transport, including switching between different bus lines and trams. It's €2 if you have a leap card. Leap card is a plastic card you'll have to buy when you arrive (for €5 euro) either at the airport or at one of the special spots in the city center. Once you have it you can charge it through the app, at spar shops or at ticket machines and tap in or out at buses, trams (called luas here) and trains (dart). There is also student card options for cheaper. You can find more information here:

Unfortunately, the buses are not very reliable so if you're planning to use public transport the safest bet would be to find housing near either of the luas lines. (There is a green and red line. Green one is considered safer but I never had any trouble on either, that's just what I've been told by the locals).

Lots of people bike around or drive. I can't drive but I had a couple of friends with US drivers licence who had no problem getting an irish drivers licence in a sensible amount of time.

Expenses

Dublin is bit expensive to live in. I would say I spend around 280-300 euro a month on groceries. If you move around the city 5 days a week it costs around 80-100 euro a month on public transport. Rent averages 650-1000 a month on shared housing and so far my bills came down to 60-80€ a month but I haven't been here for the winter yet and I would assume it all depends on your housing situation. Minumum wage currently is 12.70€/h and is said to be rised next year but will likely be rised to around 13 euro.

Housing

Currently there is a housing crisis but it is possible to find a room. It just takes longer time to find anything decent for rational pricing. To find a place to live you will need to do viewings in person, so if you won't do student halls etc I would recommend getting an airbnb first or subleting a room from somebody for at least 2 weeks, even a month and spend that time on viewing as many places as possible. (Subletting is usually a lot cheaper and you can use the adress to set up a bank account if you are living there long enough to recieve a letter from the bank. It is important to get premission from the owner of the house to do that. They usually don't mind, people here are super helpful and friendly. The letter from the bank usually takes a week to get to you but can take longer). Both regular rental housing and subletting is posted on daft.ie.

To secure a flat/room they usually want you to show a job offer or last two paychecks. It can be different for work visa holders. It's good to save up 3 months rent in advance + deposit (which is usually equivalent to one months worth of rent) and use it as a negotiation leverage, offering to pay in advance once you secure the room.

Don't try finding anything on Facebook and never pay a deposit before viewing. There is a lot of scams around.

Necessities to function legally

Get an Irish phone number!!!

People rarely respond when you add foreign number as your contact information. It is especially important to secure flat viewings and job interviews. Your best bet is to visit Ireland before you move (maybe when/if you'd want to visit collages or unis for open days) and buy a sim card with a phone number. You can get one with a phone plan of monthly payment of 15-20 euro. Once you have it, activate the card and use that phone number for everything.

PPSN

Another important thing is PPS Number. Its kind of like a social security number. It is given to you by the government so you can pay taxes and be registered for social services like healthcare. I think you can apply for it on a different basis when you have a visa but I am not sure. Otherwise, you'd need to have a job offer or letter of employment to apply for it. Sometimes when you're applying for renting they can ask for this number too. You can read more here:

Irish bank account

Try to get an irish bank account as soon as possible. You will need a permanent adress in Ireland to apply for it. You will need a bank account to apply for most of the jobs but once again it may be different for visa holders.

It is a bit of a tricky loophole situation at the beginning with setting yourself up legaly so I would say securing the phone number and an adress is the most important at first. You can handle anything else after. You've got this! 😊

TL;DR you will need:

Leap card

Irish phone number

Irish adress

Irish bank account

(Job)

PPS Number

If anybody has any questions or would like to discuss their situation in more detail feel free to send asks or pm me. I'll try my best to help out. Stay strong lovelies! 💕

[buzzblend]

Widow loses life savings after ‘firetrap’ developer fails to repay €150k loan

A controversial developer who asked to borrow the life savings of an 81-year-old widow has failed to repay the money after half a decade of broken promises.

In 2017, the widow gave €160,000 in cash to developer Paddy Byrne, who built the Millfield Manor estate in Co. Kildare where six houses burnt to the ground in under 30 minutes in 2015.

The cash was for a penthouse apartment in Dublin she planned to move into.

The development was built by Victoria Homes, a company that was established by Mr Byrne’s sister Joan just before Mr Byrne was precluded from acting as a company director in Ireland for five years.

After viewing plans for the €630,000 property, in a development called Greygates in Mount Merrion, the pensioner withdrew the cash from her bank and gave it to Mr Byrne.

Some €10,000 of this was a deposit, with the remaining €150,000 provided on the advice of a third party who was known to Mr Byrne and the widow, who said the cash would secure a good price.

According to a handwritten receipt, signed by Mr Byrne, the money was provided on May 29, 2017.

But in November 2017 the widow, a retired primary school teacher, found a more suitable home and asked for her money back.

Mr Byrne agreed to this, saying he would have no problem selling the penthouse and promptly refunded the €10,000 deposit.

However, he asked that the remaining €150,000 be treated as a 14-month loan and promised to pay a 10% annual interest rate.

This effectively turned the widow into an unwitting creditor of Victoria Homes.

According to a handwritten agreement, signed by Mr Byrne, the loan was to be ‘paid back from the sales proceeds’ of the penthouse at his Greygates development.

More than half a decade later, the loan remains unpaid – even after the widow made a criminal complaint to gardaí and took legal action to secure a judgement.

As it is a civil matter, the Garda investigation faltered. And because various other unpaid creditors had previously secured judgements against Victoria Homes, the widow is now unlikely to get her savings back. During the Celtic Tiger years, Paddy Byrne was renowned for his €2.4m Sikorsky helicopter and sponsorship of the Irish National Hunt festival.

But in 2011 his then-firm, Barrack Homes, went bust and Mr Byrne declared bankruptcy in Britain with debts of €100m.

He was banned from acting as a UK director for 10 years in 2012.

This ban was scheduled to end in 2022 – and ran the full course – but it only applied in the UK and Wales.

According to the UK insolvency register today, Mr Byrne’s discharge from UK bankruptcy is ‘suspended indefinitely’ until the fulfilment of conditions made in a 2012 court order.

Separately, in Ireland, he was also restricted from acting as a director for a period of five years – which ended in January 2018.

Mr Byrne is also known for building the Millfield Manor estate in Newbridge, Co. Kildare, where half a dozen houses were razed to the ground within 30 minutes in 2015.

A report into the blaze found ‘major and life-threatening serious shortfalls and discrepancies and deviations from the minimum requirements of the national mandatory building regulations’ at Mr Byrne’s development.

Today, having exited bankruptcy, Mr Byrne is best known as the figurehead behind Victoria Homes and associated businesses, which was set up by his sister and her husband in December 2012, while he was bankrupt.

Mr Byrne was not a director or owner of Victoria Homes during the period of his bankruptcy. But, in 2017, Mr Byrne’s sister and her husband stepped back from Victoria Homes, transferring their shares to an offshore entity in Belize city called Victoria Holdings.

In November 2022, the main lenders to Victoria Homes – the Lotus Development Group – forced the firm into receivership for the second time.

In 2020, Lotus had forced a previous short-lived receivership before agreeing a deal that saw Victoria Homes begin trading normally once more.

Today, Mr Byrne appears to have left Victoria Homes behind and seems to be focusing on a new firm instead.

Set up in the summer of 2020, Branach Developments is entirely owned by Mr Byrne and is not encumbered by any bank debt or mortgages as Victoria Homes was.

According to the latest filed accounts, for the year ended 2021, Branach Developments held ‘tangible assets’ of €210,000 and ‘stocks’ of €600,000.

The accounts also show that, in 2021, Mr Byrne provided the company with an interest-free loan of €1,024,438.

Just last week Mr Byrne’s new firm was one of the winners at the National Property Awards sponsored by the Business Post and Deloitte, among others.

At the award ceremony, Branach Developments took home the prize for best sustainability initiative of the year.

However, Mr Byrne, who shuns publicity and is rarely photographed, does not appear to have attended the ceremony and the award was accepted by a colleague.

This week the Irish Mail on Sunday sent queries to Mr Byrne via his mobile phone, his email at Victoria Homes and his email at Branach Developments, without response.

Queries to his solicitor and the separate accountancy firms representing Victoria Homes and Branach Developments also went unanswered as did calls to the numbers on the websites of these firms.

Mr Byrne also previously declined to respond to questions from the MoS relating to the establishment of Victoria Homes during the period of his bankruptcy.

At the time, Mr Byrne appeared to be living at Ballinrahin House, close to Rathangan on the border of Offaly and Kildare.

The home is a luxury build on 26 acres of stud-railed paddocks with six stables and a 1.3km tree-lined avenue behind electric gates.

The property was on sale for €2.8m in 2009, but land registry records confirm that, in November 2014, it was sold to Victoria Homes for a knockdown price of €484,000.

Ownership of Ballinrahin House was transferred offshore to Victoria Holdings in Belize on April 10, 2018, just weeks before Mr Byrne was due to repay the €150,000 back to the widow.

[3rseo]

Unlock Digital Dominance: How 3R’s SEO Mastery Boosts Your Brand’s Online Impact

In today’s digital age, content is not just king; it’s the entire kingdom. At 3R, we understand the power of well-crafted, SEO-optimized content in catapulting our clients’ online presence to new heights. Through a blend of insightful analysis, creative storytelling, and strategic keyword placement, we’ve crafted a series of articles that not only engage readers but also boost our clients’ rankings on Google.

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How Anxiety Counselling Supports Young Adults in Dublin

The article discusses the rise of anxiety among young adults in Dublin, attributed to factors like academic stress, career progression, and social media. It underlines the benefits of anxiety counselling, which includes enhanced self-awareness, improved coping mechanisms, strategies to prevent or minimize anxiety, increased mental resilience, and a supportive network. The counselling process involves regular sessions with a licensed therapist. The article encourages seeking professional help as a form of self-care for lasting relief from anxiety.

Diamond Shine Cleaners: Dublin’s Top Choice for Commercial Cleaning

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Safeguarding Your Premises: Comprehensive Guide to Fire Stopping Services in Ireland

The article emphasizes the importance of fire stopping services in Ireland for building safety. Flame Stop, a provider of these services, offers customized solutions to prevent the spread of fire and smoke through openings in buildings. Their services align with Ireland’s stringent fire safety regulations, including installations of fire doors, sealants, barriers, and regular inspections. The article underscores that choosing the right provider like Flame Stop is crucial for ensuring compliance and genuine safety. It encourages property owners to prioritize fire safety measures and to consider Flame Stop for their fire stopping needs.

Snag List Kildare Cost: How Much Should You Spend on …

The article provides information about the cost of snag list services in Kildare, Ireland. On average, these services range from €190 to €600 per inspection. The cost varies depending on the size and complexity of the property. New Home Surveys is a trusted provider of snagging services in Kildare, known for their detailed inspections and high-quality reports. The article emphasizes the importance of professional snagging services in identifying and rectifying construction errors in new homes, thereby saving homeowners potential repair costs in the future.

A Comprehensive Guide to Locksmith Services for Businesses in Ireland

The article highlights the importance of locksmith services in ensuring the safety and security of commercial properties. Professional locksmiths offer a wide range of services, from handling emergency lockouts to installing advanced security systems. They help businesses identify security vulnerabilities and recommend appropriate solutions. Services also include key control systems, regular maintenance, and security upgrades. The article emphasizes the need for businesses to choose a reputable locksmith service provider to enhance their security measures and protect their premises, assets, and employees effectively.

Silverfish Alert: Why They Appear in Autumn in Ireland

The article explains why silverfish infestations are prevalent in Ireland during autumn. The drop in temperature and rise in humidity create ideal conditions for these pests to thrive. They seek out indoor spaces for warmth and moisture, leading to increased sightings in homes and buildings. Although seemingly harmless, silverfish can damage personal belongings and potentially trigger allergic reactions. The article emphasizes the importance of professional pest control services, like Pest Pros, for effectively handling silverfish infestations. It also provides preventive measures, such as reducing home humidity and sealing cracks where silverfish may enter.

Tire Pressure Monitor Fault: What Is It and How Do You Resolve It?

The article discusses the occurrence of a tire pressure monitor fault, which can affect vehicle stability, control, and fuel efficiency. It provides troubleshooting tips such as resetting the Tire Pressure Monitoring System (TPMS), checking tire pressure, and inspecting sensors. The article also suggests the use of a TPMS bypass emulator to silence the TPMS warning light permanently. It underscores the importance of proactive maintenance, like maintaining proper tire pressure and taking care of TPMS sensors, to prevent such faults and ensure optimal tire wear, fuel efficiency, and safe driving.

Discover Ethical Elegance: Mulberry Silk Pyjamas for Luxurious Comfort in Ireland

The article discusses the rising demand for high-quality sleepwear in Ireland, focusing on the unparalleled comfort of Mulberry silk pyjamas. The Ethical Silk Co. offers these pyjamas, known for their softness, sheen, and durability. The company stands out for its commitment to sustainable and ethical sourcing practices. Additionally, Mulberry silk is breathable and hypoallergenic, making it suitable for all skin types, including sensitive ones. The article emphasizes that these pyjamas represent a unique blend of luxury, comfort, and ethical elegance.

Stress-Induced Hair Loss? Alopecia Solutions to Get Your Mane Back

The article highlights the connection between chronic stress and hair loss, particularly a condition called Telogen effluvium. It emphasizes the importance of early detection and proper management of this condition to prevent significant hair loss and potential baldness. Treatment options include lifestyle changes, topical and oral medications, laser therapy, microneedling, platelet-rich plasma therapy, and hair transplant surgery. The piece also provides useful tips for reducing stress and promoting hair regrowth, underscoring the role of a balanced lifestyle in maintaining healthy hair.

Maryland Drivers Ed Online – Your Path to Safe and Smart Driving

DMVEdu’s online course for Maryland Drivers Education offers a convenient, flexible learning experience for teens aiming to become licensed drivers. The course, accessible on any internet-connected device, covers key topics and defensive driving techniques in line with Maryland MVA and state standards. It also includes practice quizzes and tests to prepare students for the DMV knowledge test. With excellent customer support, DMVEdu ensures a smooth learning journey. For $34.95, students can enroll and take their first step towards getting a driving license in Maryland.

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[markabnett]

PREPARING FOR YOUR BEST CON

Okay this is a big post but I need to do it.

Just back home in Scotland from Dublin ComicCon.

One thing this weekend left me with is to remember to get fit for your convention!

My body is like a slab of carbonite at the moment. Quite drained and very heavy footed.

So why is that?

I am unfit.

I mucked up and didn’t prepare my body for the con.

Leading up to the con at least 2 weeks before walk everyday each day increasing the time of your walk by 10 minutes minimum.

This will help you get your body ready for being on your feet for extended period of time.

Wait?

Don’t the cons provide chairs?

Yes most do.

But have you ever been to a con and noticed what artists and writers are doing when they are on their butts?

They are not focused on YOU a potential customer who wants to give them money so they can make more comics!

Well rule number one if you actually want to SELL your books.

Never, NEVER sit down!

Get a yoga mat. Roll that bad boy out and stand behind your table.

Rule number 2

Stay off your phone!

Take photos of your table and surrounding area before the con and set up social posts on schedules through out the day. This keeps you focused on your customers and not missing opportunities for sales.

This gives you a huge advantage and you can look people in the eye and make a connection. Mimic body language. Adjust your tone and pitch to the individual . Be positive and remember your book may not be for them but if you are polite with both your time and theirs they may come back with a friend later on or follow your future endeavours.

Ask them Open ended questions and funnel their answers till you have an answer you may have a solution to with a book on your table.

Have 3 different elevator pitches prepared to adjust to their needs in a book but NEVER lie to them about your book. That will come back and bite you in the arse.

Let them know why your book is worth their hard earned money. Compare it to other similar pop culture properties “ If you like this movie then you will like this book”

Other tips

At 2 day cons compliment cosplayers.

Day one they go large on their looks. Day 2 they usually try something else or come back shopping. They can be a pain and block isles on single day cons but manners and compliments go a long way.

Let them know who you are!

Don’t hand out business cards, hand out free prints with your social details / website on the bottom. People throw cards out. People also post prints up on walls. If you have a memorable print and your social details are there that will give the customer an instant connection between and art piece/ project/story and your name.

I have a sign on my table that says “Say Hi and get a FREE print!” This helps even those who are a wee bit socially awkward muster up the courage and engage in conversation.

Now this print is only 120gsm on gloss paper and coloured on one side. But it’s cheap as chips and I have thousands of them. They result in more social followers (which the value of is still extremely debatable) and importantly post con web-store sales!

WATER WATER WATER!

Ditch the coffee, red bull and sugary drinks.

Water and electrolytes are the way to go.

Treat your body like a finely tuned machine and do not get drunk the night before!

You are there to put your best foot forward and get your books into peoples hands.

Odour check.

A can of lynx/axe body spray (or alternative ) on hand is a must. Add mouth wash / mints and hand sanitiser to that list . Keep your self clean and healthy. Heck in a hit event centre a spare shirt does not go amiss either.

FUEL

Pre-packed lunch and snacks. Trail mix, sandwiches, Bananas and other fruit are massively important. Maybe a bit of chocolate to reward yourself should you feel low but not too much.

TABLE PRESENTATION.

You pull up banner should be broken down into thirds.

Top third- your name- your socials- then your titles.

Middle third. Amazing Splash page art or collage of action from your books that best represent you and your “brand”

Bottom third- a continuation of this or nothing at all. It’s behind a table no one should see it!!

On the table.

-Books open on the best pages of art/ splash pages or double page spreads are a bonus . This will invite people to pick them up and flick through more.

-Books at attention. Small collapsible cardboard standees to have your books upright.

Have them closest to you at the back and in front stack those books high and watch them fly.

More books stacked actually helps sales.

You mean business . You are professional . You’ve come prepared.

Don’t have an empty table.

Use a tablet to have a slide show of art from your books. Add animation elements if you can grab that passer-by’s eye.

Battery pack for devices and back up cables.

Already got a battery pack? Great! Now buy another for backup.

Pens/ sharpies. Make sure they work in your book for signatures and other notes. Seriously test them out first . You would be surprised what pens work and what don’t.

Price LIST!

Using the same branding as your banner header.

Type out your items you have for sale and either leave the price bit blank and use a whiteboard marker if you want to be flexible or make them fixed.

Laminate that bad boy. Helps to keep it firm on the cardboard stand.

Small price tags.

Again use your branding and have multiple price point ready that are the length of a A5 sheet but only 1-2 inches across. Laminate them then tuck them into the books you have in front of the table. These are reusable and with the laminate make them firm enough to hold attention.

Lozenges.

You will get a sore throat from talking too much if you follow the above!

I think that’s all at the moment.

But this stuff is some basic key principle stuff for Indy sellers.

Sure some cons you are there to hang with mates but if you are not

Presenting yourself well and giving yourself the opportunity to earn money to make more books then you are wasting that moment, your own time and your own money.

[mariacallous]

A strange thing happened in the eurozone economy at the end of last year. Despite widespread forecasts that the common currency area would plunge into recession and register negative growth in the last quarter of 2022, it managed to eke out a small gain of 0.1 percent. What is remarkable is not that Europe beat expectations, but that it was one small country—Ireland—whose surging economy single-handedly prevented the eurozone from slipping into the red.

Almost unbelievably, little Ireland, with a population of only 5 million, now has the economic scale to shift the growth statistics of the entire eurozone and its 343 million inhabitants. In 2022, Irish GDP growth of 12.2 percent compared to 3.5 percent in the eurozone as a whole. In absolute numbers, only Germany, France, and Italy contributed more than Ireland to eurozone GDP growth in 2021 and 2022. Ireland’s economic boom has enabled the country’s government to post a budget surplus of 1.6 percent of GDP, even as eurozone countries struggled with an average deficit of more than 3 percent.

Honestly, who wouldn’t want this luck of the Irish?

Look closely, however, and Ireland’s so-called economic miracle looks more than a little odd. The country’s growth is simultaneously both real and artificial. Much of it is driven by a handful of U.S. multinationals, which continue to route global sales and profits through their Irish operations to take advantage of Dublin’s lower business taxes. Although difficult and complex to calculate, Apple’s shifting of intellectual property assets to Ireland is estimated to have contributed half of Ireland’s miraculous 26 percent GDP growth in 2016. That bizarre fact inspired New York Times columnist Paul Krugman to ridicule Ireland’s “leprechaun economics”—and the Irish statistics office to move away from using GDP as a measure of economic growth.

Yet the surge of U.S. investment in Ireland is also real. In particular, Ireland’s role as a pharmaceuticals manufacturing hub dramatically increased during the COVID-19 pandemic. Nine out of the world’s top 10 drug companies have significant production facilities in Ireland. The U.S. State Department thinks the corporate build-out in Ireland will continue, given Ireland’s status as the only remaining English-speaking European Union country following Britain’s departure. That makes it easy for international companies to operate and enjoy barrier-free access to the EU’s single market.

It’s hard to exaggerate Ireland’s dependence on U.S. tech and pharma companies for investment and taxes. Corporate tax receipts are now the second-largest source of tax revenue (after income tax) for the Irish state: 27 percent of all tax income in 2022. The average was just 9 percent in the 38 member countries of the Organisation for Economic Co-operation and Development (OECD) in 2020, the last year for which data is available. This, in turn, is fueling an unprecedented torrent of tax income for the Irish government. Corporate tax revenues were up nearly 50 percent in 2022 alone.

Just 10 multinationals—all of them U.S.-based tech and pharmaceutical companies—now pay nearly 60 percent of Ireland’s corporate tax. Directly and indirectly, U.S. multinationals employ more than 375,000 people in Ireland, approximately 15 percent of the country’s labor force. Driven by investment from the United States, foreign multinationals now account for 53 percent of all payroll taxes paid by corporate employers.

Driven by the windfall in corporate tax receipts, the Irish government’s budget surplus is expected to swell further, to 10 billion euros in 2023 and 16 billion euros in 2024. Relative to the size of the economy, this would be equivalent to a U.S. budget surplus of more than 1 trillion dollars in 2024.

The problem for Ireland is that this singular dependence exposes the country to growing risks. Take the tech sector: As multinationals like Google, Microsoft, Meta, and Amazon see their profits shrink and slash jobs worldwide, it will not only hurt the Irish economy, but deprive Dublin of tax income as well.

What’s more, the threat to Ireland’s stability from its overdependence on U.S. companies is about to be multiplied. In 2021, nearly 140 tax jurisdictions, including Ireland, agreed to a major reform of how multinationals companies will be taxed in the future. Pillar 2 of these reforms—a minimum corporate tax rate of 15 percent for large companies—is already coming into effect. In 2024, Ireland’s corporate tax rate is due to increase to 15 percent from its current level of 12.5 percent, reducing its attractiveness as a tax haven compared to other countries. The United States also approved the minimum tax plan in August 2022, despite significant private sector and political opposition.

However, it is Pillar 1 of the OECD’s reforms that will dramatically erode Ireland’s future income from corporate taxes. This reform will reallocate a share of company profits to where sales (or users) are actually located. Previously, tax liability was calculated on where the company or its subsidiary was legally based, no matter how many profits it rerouted from other parts of the world for tax-avoiding purposes. For Ireland, the consequences are obvious: U.S. multinationals operating in the EU will be forced to divide some of their sales by member state, thus significantly reducing the amount of sales and profits that can be “booked” through Ireland. This reform is due to come into force in 2024. The end of Ireland’s windfall is therefore only a matter of time.

The Irish Department of Finance estimated in January that around half of Ireland’s corporate tax receipts—$10 billion—are “transitionary” and will be lost as the new tax rules are implemented. That translates to more than 10 percent of total government spending in 2022—more than the entire Irish education budget. This is putting the Irish government on the precipice of another financial disaster, little more than a decade after it had to be bailed out of impending bankruptcy by the European Commission, European Central Bank, and the International Monetary Fund. That disaster left Ireland with one of the highest per capita public debt levels in the world.

Regardless of the impending financial train wreck, however, Dublin is unlikely to wake up from its American dream anytime soon. Diversifying its economy and revenue sources away from U.S. multinationals would require Ireland to shift its economic and geopolitical orientation, downgrade (in Dublin’s eyes) its deep relationship with the United States, and seek greater integration into the EU economy and its myriad rules.

That’s because Ireland’s dependence on U.S. multinationals is just another expression of the country’s affinity with the United States—the “shared heritage” referenced by U.S. presidents from John F. Kennedy to Ronald Reagan to Joe Biden. These ties to the United States long precede Dublin’s embrace of European integration and make it unlikely that Ireland will ever have the same intensity of economic, cultural, and other ties to France, Germany, or the rest of the EU.

The approaching economic and fiscal train wreck resulting from the new tax rules requires a fundamental change of mindset from Irish policymakers. Squaring the circle—holding on to its deep U.S. ties while integrating more closely with the EU to diversify its economy—means Dublin must give a little (and lose a little) to both sides. Yet Ireland’s ability to navigate this conundrum is doubtful. Even though the coming changes have been plain for all to see, Dublin’s current Trade and Investment Strategy does not contain any concrete policies to mitigate the overdependence on U.S. investment flows. Although the document acknowledges that EU market opportunities are underutilized, it again recognizes the importance “markets such as the UK and the US, which offer familiarity with language and culture.”

If there is no short-term solution to Ireland’s financial vulnerabilities, a few longer-term needs stand out. Dublin should ensure that its current budget surplus is invested wisely to help diversify its drivers of growth. One such driver would be significant increases in public investment in housing and public transport infrastructure to bring the country closer to Western European standards. Ireland’s tax base should be widened to allow for a wider distribution of income sources. For example, In 2021, Ireland gained just 5 percent of its tax receipts from property taxes, compared to more than 11 percent in both Britain and the United States.

Most importantly, Ireland must deepen its trading relationships outside the English-speaking world. Notwithstanding the country’s 50-year membership of the EU, a dearth of foreign language teaching has created a monolingual business culture, which priorities existing links with the United States over the development of new markets, both within and outside the EU. This needs to change if Ireland is to build a sustainable economic model.

Biden—whose family, like so many in the United States, has Irish roots—said in 2021 that “everything between Ireland and the United States runs deep.” This is Ireland’s economic reality today. As the corporate tax boom ebbs, Ireland should ensure that its American dream doesn’t become a recurring economic and financial nightmare.

[streetsofdublin]

AN INTERESTING PROPERTY FOR SALE IN STONEYBATTER

When I was young one would would not haven chosen to live in the Arbour Hill area of Dublin but by the 1970s it started to become a very desirable location and over time houses there became expensive

[auctioneerskeenan]

Land For Sale in Meath

Looking for land for sale in Meath, Ireland? Whether you're interested in building your dream home, starting a farming project, or making a strategic investment, Meath offers a variety of land options. With its rich history, scenic countryside, and proximity to Dublin, Meath is a sought-after location for buyers.

Before purchasing, it’s important to research zoning laws, land use restrictions, and access to utilities. Meath's mix of rural and semi-rural properties can offer everything from smaller plots to expansive estates. If you're new to buying land, consider consulting a local real estate agent or solicitor to help navigate the process.

The county is growing in popularity due to its blend of rural charm and easy access to the capital, making it ideal for long-term investments. Keep an eye on local listings, and you might just find the perfect plot for your next project! Read more - https://keenanauctioneers.com/

#LandForSale #Meath #PropertyIreland

[gardendirectandtreecare]

Hedge Cutting in Dublina

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[karen070]

If you’re looking for Commercial lettings in The Liberties, contact Hibernian Estates. They have twenty years of experience as a property services provider, and They specialize in sales and lettings, commercial properties, property valuations, commercial lettings, and more.

[vm-global]

Back on site, the firetrap builder

THE builder behind the ‘firetrap’ housing estate in Kildare, where six houses burned to the ground in under 30 minutes, transferred €1.2m to his family and associates when he was made bankrupt in 2011.

Paddy Byrne, whose company Barrack Homes built the Millfield Manor estate in Newbridge, went bankrupt in Britain in 2011 with debts of €100m. He is one of only two Irish developers barred by the UK Insolvency Service from being a director of a company for 10 years.

The €100m debts included Nama loans that were originally from AIB. Now the Irish Mail on Sunday can reveal that he is back at work again and helping to build houses for a new company owned by his sister.

On March 31, the Millfield Manor estate in Newbridge was the scene of a devastating fire in which six terraced houses were destroyed in less than half an hour.

Since then, separate engineers’ reports were commissioned by residents and Kildare County Council.

As recently as June 10, our sister paper, the Irish Daily Mail, revealed that the residents’ report had condemned fire-safety standards at the estate.

That report, by registered engineer Thomas English, found ‘major and life-threatening serious shortfalls and discrepancies and deviations from the minimum requirements of the national mandatory building regulations’.

It is not the first investigation of which Mr Byrne has fallen foul. An inquiry by the Insolvency Service in the UK revealed that he had sent €500,000 from a National Irish Bank account to his ex-wife, claiming this was a settlement to release him from any financial obligations to the marital home.

He also transferred €500,000 to the niece of a business associate, claiming this was a repayment of a loan, and he transferred €114,000 to his sister and €82,800 to a solicitor.

Because of this – and his failure to declare a house in the UK he owned – Mr Byrne is one of only two Irish developers who have been punished by the British authorities for filing false bankruptcy petitions.

In May 2013, Mr Byrne admitted his deception and accepted a nine-year extension to the oneyear restrictions normally applied to bankrupts. As a result, he is now banned from becoming a company director and from acting as a shadow director of any UK company until May 2022.

The Insolvency Service’s Allan Mitchell said: ‘They thought they could wipe these debts out in a year and move on. They transferred money to friends, relatives and associates – anyone but their creditors.’ But an MoS investigation can now link Mr Byrne to a development built by a company that is run by his sister and that operates out of the same depot as Barrack Homes did.

In December 2012, his sister, Joan, established a new propertydevelopment company using her married name, Joan Murphy.

Called Victoria Homes Ltd, the firm operates from Thomastown, Co. Kildare, and is now completing a development called Grange Hill in Rathfarnham in Dublin’s southside.

Four- and five-bed houses are already on sale at prices that range between €575,000 and €755,000, while further phases are still being built.

The website for the development states that ‘Victoria Homes is owned and managed by a team with in excess of 30 years’ experience in house building and property development’.

It says: ‘Victoria Homes Ltd have quickly forged an excellent reputation for building quality homes, built in a traditional style yet boasting all contemporary features all discerning purchasers demand.’

Although Joan Byrne/Murphy was a director of her brother’s Barrack Homes for just a week in 2011, she is known among those who have worked with her as a capable manager in the construction industry. Renowned in the past as an interior designer, she has never before been to the forefront of development projects to the extent that she now is at Victoria Homes.

The other owner and director of Victoria Homes – listed as a Patrick Murphy, with an address at Joan Byrne’s home – does not appear to have held previous directorships.

In its first and only set of filed accounts to date, Victoria Homes reported a gross profit of €119,000 and over €1m of ‘work in progress’ to the end of December 2013.

In addition to the Grange Hill development, Victoria Homes has applied for planning permission for a number of other developments in Dublin.

After receiving a tip-off, the MoS visited the Grange Hill development and photographed Mr Byrne coming and going from the site regularly over a period of weeks. He was observed staying whole days on site, and was among the last to leave after the site was locked up. He appeared to be directing work on the site.

Driving a luxury 2014 Range Rover Vogue worth in excess of €100,000, Mr Byrne appeared to be living at Ballinrahin House, close to Rathangan on the border of Offaly and Kildare.

The home is a luxury build on 26 acres of stud-railed paddocks with six stables and a 1.3km tree-lined avenue behind electric gates.

The property was on sale for €2.8m in 2009 but land registry records confirm that in November 2014 it was sold to Victoria Homes for a knockdown price of €484,000.

The MoS observed Mr Byrne coming and going from Ballinrahin House in recent weeks. Recently, we waited at the gate of the country residence to speak to him about his role at Victoria Homes.

However, when he saw us waiting, Mr Byrne declined to be questioned. Instead we left a note with our questions in the mailbox.

A mobile number pinned to the buzzer of the gate was answered by a woman who said she was renting the property and did not know Mr Byrne at all.

Mr Byrne’s sister Joan also declined to comment. ‘I don’t think it’s anything to do with you, what I do,’ she said when she was asked about Victoria Homes and her brother’s apparent role in the company. ‘My business has got absolutely nothing to do with you,’ she repeated when asked if her brother was a shadow director of Victoria Homes.

Ms Byrne also declined to comment when asked if she was the sister to whom Mr Byrne sent money prior to going bankrupt.

Asked about Mr Byrne’s Range Rover, parked in the drive, she said: ‘I don’t think that’s any of your business whose car that is.’ In addition to being a director and part owner of Victoria Homes Ltd, Ms Byrne is also a director of a number of other construction and property-related companies. At least one of these is planning a property development in Dublin.

Documents submitted to the Companies Registration Office show Ms Byrne alternates between using her maiden and married names.

Roberta Smith

[otoole23]

What You Should Know About Residential Valuations?

Residential valuations refer to the process of determining the market value of a residential property. A residential property can be a single-family home, condominium, townhouse, or any other property that is used for residential purposes.

There are several reasons why residential valuations are necessary. Some of the most common reasons include:

1.Property sale or purchase: When buying or selling a residential property, it is essential to know its market value. A residential valuation helps buyers and sellers determine a fair price for the property.

2.Property tax assessment: Local governments use residential valuations to assess property taxes. The market value of a property is used as the basis for calculating the property taxes.

3.Mortgage lending: When applying for a mortgage, lenders require a residential valuation to determine the value of the property that will secure the loan.

4.Insurance purposes: Insurance companies use residential valuations to determine the replacement cost of a property in the event of damage or loss.

The process of residential valuation involves several steps, including:

1.Property inspection: The valuer will inspect the property to determine its condition, age, size, location, and other relevant features.

2.Market research: The valuer will research the local real estate market to determine the selling prices of comparable properties in the area.

3.Valuation report: The valuer will prepare a report that includes a detailed description of the property, the market research findings, and the final valuation of the property.

4.Valuation method: There are several methods used to value residential properties, including the sales comparison approach, the cost approach, and the income approach. The sales comparison approach is the most common method and involves comparing the property to similar properties that have recently sold in the area.

In conclusion, residential valuations are essential for various reasons, and the process involves several steps to determine the market value of a residential property. Source Urls:

[boyletimes]

Widow loses life savings after ‘firetrap’ developer fails to repay €150k loan

A controversial developer who asked to borrow the life savings of an 81-year-old widow has failed to repay the money after half a decade of broken promises.

In 2017, the widow gave €160,000 in cash to developer Paddy Byrne, who built the Millfield Manor estate in Co. Kildare where six houses burnt to the ground in under 30 minutes in 2015.

The cash was for a penthouse apartment in Dublin she planned to move into.

The development was built by Victoria Homes, a company that was established by Mr Byrne’s sister Joan just before Mr Byrne was precluded from acting as a company director in Ireland for five years.

After viewing plans for the €630,000 property, in a development called Greygates in Mount Merrion, the pensioner withdrew the cash from her bank and gave it to Mr Byrne.

Some €10,000 of this was a deposit, with the remaining €150,000 provided on the advice of a third party who was known to Mr Byrne and the widow, who said the cash would secure a good price.

But in November 2017 the widow, a retired primary school teacher, found a more suitable home and asked for her  money back.

Mr Byrne agreed to this, saying he would have no problem selling the penthouse and promptly refunded the €10,000 deposit.

However, he asked that the remaining €150,000 be treated as a 14-month loan and promised to pay a 10% annual interest rate.

This effectively turned the widow into an unwitting creditor of Victoria Homes.

According to a handwritten agreement, signed by Mr Byrne, the loan was to be ‘paid back from the sales proceeds’ of the penthouse at his Greygates development.

More than half a decade later, the loan remains unpaid – even after the widow made a criminal complaint to gardaí and took legal action to secure a judgement.

As it is a civil matter, the Garda investigation faltered. And because various other unpaid creditors had previously secured judgements against Victoria Homes, the widow is now unlikely to get her savings back. During the Celtic Tiger years, Paddy Byrne was renowned for his €2.4m Sikorsky helicopter and sponsorship of the Irish National Hunt festival.

But in 2011 his then-firm, Barrack Homes, went bust and Mr Byrne declared bankruptcy in Britain with debts of €100m.

He was banned from acting as a UK director for 10 years in 2012.

This ban was scheduled to end in 2022 – and ran the full course – but it only applied in the UK and Wales.

According to the UK insolvency register today, Mr Byrne’s discharge from UK bankruptcy is ‘suspended indefinitely’ until the fulfilment of conditions made in a 2012 court order.

Separately, in Ireland, he was also restricted from acting as a director for a period of five years – which ended in January 2018.

Mr Byrne is also known for building the Millfield Manor estate in Newbridge, Co. Kildare, where half a dozen houses were razed to the ground within 30 minutes in 2015.

A report into the blaze found ‘major and life-threatening serious shortfalls and discrepancies and deviations from the minimum requirements of the national mandatory building regulations’ at Mr Byrne’s development.

Today, having exited bankruptcy, Mr Byrne is best known as the figurehead behind Victoria Homes and associated businesses, which was set up by his sister and her husband in December 2012, while he was bankrupt.

Mr Byrne was not a director or owner of Victoria Homes during the period of his bankruptcy. But, in 2017, Mr Byrne’s sister and her husband stepped back from Victoria Homes, transferring their shares to an offshore entity in Belize city called Victoria Holdings.

In November 2022, the main lenders to Victoria Homes – the Lotus Development Group – forced the firm into receivership for the second time.

In 2020, Lotus had forced a previous short-lived receivership before agreeing a deal that saw Victoria Homes begin trading normally once more.

Today, Mr Byrne appears to have left Victoria Homes behind and seems to be focusing on a new firm instead.

Set up in the summer of 2020, Branach Developments is entirely owned by Mr Byrne and is not encumbered by any bank debt or mortgages as Victoria Homes was.

According to the latest filed accounts, for the year ended 2021, Branach Developments held ‘tangible assets’ of €210,000 and ‘stocks’ of €600,000.

The accounts also show that, in 2021, Mr Byrne provided the company with an interest-free loan of €1,024,438.

Just last week Mr Byrne’s new firm was one of the winners at the National Property Awards sponsored by the Business Post and Deloitte, among others.

At the award ceremony, Branach Developments took home the prize for best sustainability initiative of the year.

However, Mr Byrne, who shuns publicity and is rarely photographed, does not appear to have attended the ceremony and the award was accepted by a colleague.

This week the Irish Mail on Sunday sent queries to Mr Byrne via his mobile phone, his email at Victoria Homes and his email at Branach Developments, without response.

Queries to his solicitor and the separate accountancy firms representing Victoria Homes and Branach Developments also went unanswered as did calls to the numbers on the websites of these firms.

Mr Byrne also previously declined to respond to questions from the MoS relating to the establishment of Victoria Homes during the period of his bankruptcy.

At the time, Mr Byrne appeared to be living at Ballinrahin House, close to Rathangan on the border of Offaly and Kildare.

The home is a luxury build on 26 acres of stud-railed paddocks with six stables and a 1.3km tree-lined avenue behind electric gates.

The property was on sale for €2.8m in 2009, but land registry records confirm that, in November 2014, it was sold to Victoria Homes for a knockdown price of €484,000.

Ownership of Ballinrahin House was transferred offshore to Victoria Holdings in Belize on April 10, 2018, just weeks before Mr Byrne was due to repay the €150,000 back to the widow.

Gisela Boulware

[cavenewstimes]

Man arrested in Dublin after Gardaí seize drugs worth €400,000

A man has been arrested in Dublin in connection with the seizure of drugs worth €400,000. On Saturday, gardaí searched a property in the Swords area as part of ongoing investigations into the sale and supply of drugs in the Dublin Metropolitan Region (DMR). During the search, 40 vacuum-sealed bags of cannabis herb, each weighing about 500g, with an estimated street value of €400,000 were seized.…

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How Professional Patio Installations in Dublin Boost Property Value and Appeal

Are you a homeowner in Dublin contemplating upgrading your property? Enhancing your outdoor area with professional patio installations could be an investment worth considering. Increasingly, outdoor living spaces are not just wanted but expected in modern homes, providing aesthetic joy, additional functional space, and, importantly, a significant boost to property value.

The trend towards integrating outdoor and indoor living spaces has been growing, not just globally but right here in Dublin. In this blog, we will talk about many ways a professionally installed patio can enhance both your living experience and the financial value of your home.

Understanding the Value of Patio Installations in Dublin

Installing a patio might seem like just another addition to your home, but in reality, it’s a strategic enhancement that increases your property’s marketability. Not only does it appeal visually, but a well-designed patio also serves various functional purposes that prospective buyers often look for.

Data suggests that outdoor living spaces can yield a return on investment (ROI) as high as 60% to 80%, making them a lucrative improvement in the real estate market.

Why such a high ROI? Patios expand the livable space of your property without the high costs associated with building extensions, such as obtaining planning permissions and extensive construction work. They create a visually appealing link between the indoor and outdoor environments, making the overall property more appealing and functional.

This added functionality and aesthetic appeal are particularly valuable in Dublin’s competitive property market. Outdoor spaces like patios give homes a clear advantage, as buyers increasingly prioritise properties with versatile areas that are ready for immediate use.

In fact, studies have shown that homes with professionally designed outdoor spaces often attract more interest during open viewings, leading to quicker sales and higher offers. A stylish, well-installed patio signals that the home has been well-maintained, making it stand out to potential buyers.

Why Professional Patio Installations Matter

Having a patio is a great start, but to truly reap its benefits, it must be professionally built and designed to meet the highest standards. So, while the DIY route can be tempting, especially with various tutorials at one’s disposal, a professional installation stands out in several key areas.

A professionally installed patio ensures structural soundness, compliance with local building standards, and durability—key factors that significantly boost your home’s value. Moreover, experienced installers bring expertise to every stage of the process. From designing a layout that complements your property to selecting materials suited to Dublin’s climate, professionals prioritise both aesthetics and functionality. They also address critical practical concerns like drainage, load-bearing capacity, and weather resistance, which DIY enthusiasts may overlook.

Professional patio installations also stand out in terms of quality and longevity. Experts use premium-grade materials and ensure precise execution, reducing the likelihood of costly repairs due to mistakes like poor levelling or inadequate drainage. Additionally, professional services often include warranties, safeguarding your investment and offering peace of mind.

To illustrate how professional installations compare to DIY efforts, here’s a side-by-side breakdown of key factors to consider:FeatureDIYProfessional InstallationDesign ExpertiseLimited to personal skillsTailored by experienced professionalsMaterial QualityOften constrained by budget or accessPremium, durable materialsTime EfficiencyTime-consuming and prone to delaysCompleted within a set timeframeDurabilityRisk of structural issuesBuilt to last with warrantiesCostLower upfront, higher long-term costsHigher upfront, but long-term savings

While DIY projects may initially seem cost-effective, the hidden costs of errors, repairs, and lower-quality results often negate the savings. A professional patio installation not only enhances your home’s aesthetic appeal but also adds long-term value by ensuring that the work is done right the first time.

Choosing the Right Patio Installation Service in Dublin

Selecting the right contractor is critical to ensuring your patio installation meets the highest standards of quality, functionality, and design. With so many options available in Dublin, it’s important to take a thoughtful approach to find a service provider that aligns with your vision and delivers reliable results.

Look for Proven Experience and Expertise

Choose professionals with a strong track record in designing and installing patios. Contractors with extensive experience can navigate the challenges of Dublin’s variable climate, such as ensuring proper drainage and selecting weather-resistant materials. They also excel at creating patios that complement your home’s architectural style, enhancing both functionality and visual appeal.

Review Portfolios and Testimonials

Ask for a portfolio of completed patio projects to assess the contractor’s style, attention to detail, and range of capabilities. Customer reviews, both online and through word-of-mouth, offer insights into the contractor’s reliability, professionalism, and quality of work. Recommendations from friends or neighbours can be especially helpful in narrowing your choices.

Evaluate Material Options and Design Flexibility

A good contractor will offer a wide range of materials, from natural stone to modern concrete designs, to suit your needs and budget. They should guide you in selecting options that align with your vision while considering Dublin’s weather conditions and the maintenance requirements of different materials. Top providers are flexible in adapting designs to include features like built-in seating, fire pits, or eco-friendly solutions.

Request Detailed Quotes

Insist on clear, itemised that outline all patio installation costs, including materials, labour, and any additional fees. Transparent pricing allows you to compare providers effectively and avoid unexpected expenses. Be cautious of unusually low estimates, as they may indicate shortcuts or compromises in quality.

Check for Warranties and Aftercare Services

Reputable contractors stand behind their work with warranties on materials and installation. This provides peace of mind that any issues will be addressed without additional costs. Inquire about aftercare services, such as maintenance tips or follow-up inspections, to ensure your patio stays in excellent condition over time.

Ensure Compliance with Local Regulations

Larger patio installations in Dublin or projects affecting drainage may require adherence to Dublin’s building codes and planning regulations. A reliable garden paving contractor will be familiar with these requirements and handle permits on your behalf, ensuring the project meets all legal standards.

Assess Communication and Professionalism

Effective communication is key to a successful project. Choose a contractor who listens carefully to your ideas, provides clear explanations, and responds promptly to your queries. A professional and approachable attitude often reflects their commitment to delivering a high-quality result.

In conclusion, investing in a professional patio installation offers substantial benefits, from increasing your property’s market value to enhancing your everyday living experience. In Dublin, where outdoor spaces are cherished, it’s a wise choice that can set your property apart in the bustling real estate market.

With ROI rates as high as 60-80%, professional patio installations ensure you’re not only improving your home’s aesthetics but also securing a lasting financial advantage. A beautifully designed and expertly installed patio is an investment that pays off, both in terms of immediate enjoyment and long-term property value.

Ready to transform your outdoor space? Don’t settle for less—work with experts who understand the importance of quality, durability, and style. Call us today on 0852139591 or click here to schedule your consultation and take the first step toward creating the outdoor space you’ve always dreamed of.