Flat purchase in Dennistoun
Dorothy Wilson posted on the 12/12/2013 2:47:17 PM
I am a parent of a first year student at Strathclyde Uni who will be at uni. for a further 4 years.
We want to buy a property in the Dennistoun area for my son and a flatmate which is within walking distance to Strathclyde, but am not familar with Glasgow.
Would you be able to advise on safe streets and suitably location streets in the area.
Would much appreciate any local knowledge and typical price of 2 bedroom properties as prices seem to vary considerably.
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- 6 Replies :
#1 - Tala replied on the 12/12/2013 4:55:54 PM
Hi Dorothy. I lived in Dennistoun for 20 years, since I was at uni and I would give the following advice. I sold my flat last year and moved away from the area.
1. Get a map and a pen. draw a horizontal line along Duke Street then one along Alexandra Parade. Then draw two vertical lines along Craigpark and Cumbernauld Road. This should be your search area. West of Craigpark is very nice but tends to be conversions or full houses so probably not exactly what you are looking for. Further east in my opinion starts getting a bit rough ( though I'm sure some people will disagree with me).
2. If buying in the drives look for flats that are south facing. The north sides get very dark, especially at the foot of the hill. Higher up the hill (heading towards Alexandra Parade) it becomes less of an issue.
3. I can't stress this enough. Do your homework and check sold house prices on Rightmove. We had three different agents to assess our flat and one said it should be on at o/o £135k another fixed price £112k. A quick sale was a priority for us and I had carefully analysed sold prices and thought the first price was ridiculous. We went with the 2nd agent and sold our house with 3 weeks. Anyway point is that agents don't work on % of sold price now so they will tell the seller anything to get a client so there are a lot of overpriced flats about. Also people who bought during the 2006-2008 bubble and are selling now will be trying to recoup what they spent. You will spot these flats straight away and Rightmove gives a recent selling history. Don't be scared to put in an offer based on recently sold prices.
4. Be aware that these flats vary enormously inside. Many have three bedrooms because the dining kitchen has been sacrificed. This also accounts for some of the fluctuation in price. Check floor plans if you can. It's a personal preference but I think a two bedroom with a big dining kitchen is easier to resell than a 3 bedroom with a poky galley kitchen.
5. As a rule the flats get smaller and less ornate as you move East.
6. Think about reselling. What may seem like a good bargain now may be hard to sell on. It may be worth spending slightly more for the following.
Main door
Dining kitchen
Seating area at front
Original features
7. Don't be seduced into paying too much for a flat just because the seller has given it a lick of paint and made it look pretty.
8. One last thing is that the kitchens are so big that you can easily use them as a living area too, allowing you to use the living room as an extra bedroom without destroying the layout of the flat. When we were students we comfortably fitted a 3 piece suite and tv in the kitchen. When you are in a position to sell or when you don't need lodgers any more you can easily change back to the traditional layout. It's something to think about.
Dennistoun is a great choice for students. It is so handy for everything. Transport links are great and I think you can still make money on these flats and pick up some great bargains. I hope this is helpful.
#2 - ANON_L replied on the 12/12/2013 4:57:36 PM
Unfortunately I cant give advise on prices as things have probably changed a lot since I first bought mine. I think most of the drives, so for example Roslea Drive (I lived here and really liked it) Onslow Drive, Finlay Drive are the best, but someone else might think differently. If it was me Id go for a flat behind on the streets behind Duke Street going towards Alexandra Parade, I made the mistake of not buying in that area and really regret it. There is a street map on this site - just to the left under street map. Dennistoun has a lot going for it, especially for getting to Strathclyde Uni. And has some good places to eat and has plenty on your door step. There's obviously bad parts of Dennistoun, but I reckon you'd be fine sticking to the places I've mentioned.
#3 - Housie replied on the 12/12/2013 5:17:09 PM
Personally I would go for the drives between Armadale Street and Whitehill Street. I lived on Onslow Drive and had no bother. In fact we sold it to a parent who bought it for their sons for uni - was a 3 bedroom and they rented out the other room. They have since finished Uni and sold it. I wouldn't go for Roslea Drive though as too near Duke Street.
#4 - mc replied on the 14/12/2013 1:26:23 AM
Highly recommend Kennyhill Square, just off Alexander parade, right beside park, train station and bus stop. overlooking Bowling green so no problems with parking for your son or anyone visiting (the Drives are chronic)
#5 - Housie replied on the 15/12/2013 3:33:43 PM
If putting an offer in for anywhere I recommend:
Viewing  the flat during the day
Viewing the flat at night
Go for a flat with a factor
I bought a flat in Onslow Drive years ago with no factor and thought it would n't matter at the time but was hard trying to get communal repairs done.
#6 - Gordon replied on the 19/12/2013 11:46:25 PM
Go for one with a factor, but bear in mind that some factors are worse than useless.... Shame I can't name names on here.
We can't get communal repairs done either. Our factor takes the view that there is nothing they can do if all owners do not agree to pay in advance, makes me wonder what we are paying for...
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