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90 Ballylesson Road, Belfast, BT8 8JT

Offers Over £395,000
  • status Agreed
  • bedrooms 4 Bedrooms
  • receptions 3 Receptions
  • style Detached
  • Price Offers Over £395,000
  • Style Detached
  • Bedrooms 4
  • Receptions 3
  • Heating OFCH
  • EPC Rating B83 /B85
  • Status Agreed
Jonathan Steen - MNAEA, MIPAV, Dip. In Property GOC Estate Agents Office: 028 9066 2366
Jonathan Steen



This superb detached family home is ideally located in a quiet, semi rural location. The property is extremely deceptively spacious and enjoys an attractive cottage appearance from the front whilst offering bright and generous family accommodation which has been finished to a higher than normal specification and is beautifully presented throughout, offering low maintenance, modern convenience in a relaxing environment. Set in a quiet location, close to Drumbo, Edenderry and Belvoir Park whilst remaining convenient to both Belfast and Lisburn, along with a variety of local amenities including shops, public paths, the Lagan towpath and public transport routes, this fine home can only be appreciated on internal inspection.


  • Magnificent Detached Family Residence in a Delightful Yet Convenient Rural Setting
  • Living Room with Feature Fireplace/Separate Library Sitting Room
  • Luxury Fitted Kitchen Open Plan to Family and Dining Area/Separate Utility Room
  • 4 Bedrooms including Master with Ensuite Bathroom and Guest Room with Ensuite Facilities
  • Bathroom with White Suite/Ground Floor Cloakroom with WC
  • Immaculate Presentation Throughout & Finished to a Exceptional Standard
  • Underfloor Heating/Double Glazed Windows/Solar Panels
  • Adjoining Annex (Original Cottage) Ideal for Conversion to Granny Flat/Home Office or Additional Accommodation
  • Driveway parking for Several Cars
  • 10 Year Builders Warranty (expires 2021) / circa 3210 ft2
  • Private Enclosed Gardens with Sheltered Sitting Areas Backing onto Open Fields and a Free Flowing Stream
  • Extremely Convenient to Amenities in South Belfast and Close to Forestside Shopping Complex
  • Close to Drumbo, Edenderry and Belvoir Park
  • Convenient to Leading Schools with Local Bus Service

Room Details

  • Hardwood front door with glazed side windows to

    Limestone tiled floor, under stairs storage

    Low voltage spots, tiled floor, cornice ceiling

    Marble sink unit, low flush wc, tiled floor
  • LIVING ROOM: 18' 7" X 14' 6" (5.66m X 4.42m)

    Solid maple floor, cornice ceiling, low voltage spots, Bi folding doors to rear sitting area
  • LIBRARY 15' 3" X 11' 2" (4.65m X 3.40m)

    Cornice ceiling, low voltage spots, Cherrywood flooring
  • MODERN FITTED KITCHEN: 28' 8" X 23' 5" (8.74m X 7.14m)

    (overall to include family and dining area) Solid maple range of high and low level units, granite work surfaces with matching splash back, Old Belfast style sink unit with Granite drainer, space for cooker range, extractor fan, integrated dishwasher, housing for American Fridge Freezer, Island unit with matching granite work surfaces, low voltage spots, cornice ceiling, tiled floor, open plan to...

    Solid maple flooring, feature glass fronted stove, Bi folding doors to rear sitting area
  • UTILITY ROOM: 15' 0" X 14' 4" (4.57m X 4.37m)

    Range of high and low level units, work surfaces, 1.5 bowl single drainer stainless steel sink unit with mixer tap, tiled floor, plumbed for washing machine, low voltage spots, cornice ceiling, access to rear

    Gallery overlooking Reception Hall, velux windows, storage cupboard, hot press
  • BEDROOM (1): 15' 6" X 12' 1" (4.72m X 3.68m)

    Low voltage spots
  • DRESSING ROOM: 14' 0" X 7' 6" (4.27m X 2.29m)

    Velux window

    Twin multi jet spa bath, enclosed shower cubicle/steam room, twin marble sink units, tiled floor, velux windows, chrome heated towel rail, fully tiled walls
  • BEDROOM (2): 13' 0" X 12' 0" (3.96m X 3.66m)

    Velux windows, low voltage spots

    Wash hand basin, low flush wc, fully tiled shower cubicle, tiled floor, part tiled walls, chrome heated towel rail, extractor fan
  • BEDROOM (3): 13' 0" X 10' 7" (3.96m X 3.23m)

    Storage in eaves, low voltage spots
  • BEDROOM (4): 13' 2" X 10' 0" (4.01m X 3.05m)

    Storage in eaves, low voltage spots

    White suite comprising free standing roll top bath, low flush wc, 1/2 pedestal wash hand basin, fully tiled shower cubicle
  • ANNEX (orginal cottage)

  • SITTING ROOM: 11' 0" X 9' 7" (3.35m X 2.92m)

  • LIVING ROOM: 14' 0" X 9' 9" (4.27m X 2.97m)

    Cast iron fireplace, tiled floor, connecting door to main house
  • BEDROOM (1): 10' 0" X 7' 0" (3.05m X 2.13m)

  • BEDROOM (2): 10' 0" X 7' 0" (3.05m X 2.13m)

  • Delightful rural site, Driveway with parking for several cars. Enclosed rear garden in lawns with generous timber decked sitting area overlooking free flowing stream and additional sheltered paved sitting area


* Click boxes to display surrounding locations


From Shaws Bridge turn on to Ballylesson Road and the property is on the left hand side

Mortgage Calculator

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Disclaimer: The following calculations act as a guide only, and are based on a typical repayment mortgage model. Financial decisions should not be made based on these calculations and accuracy is not guaranteed. Always seek professional advice before making any financial decisions.

Advice on Stamp Duty

Advice on Stamp Duty

Stamp Duty Land Tax is a percentage paid on the purchase of a home or non-residential property to the Inland Revenue.  You usually pay Stamp Duty Land Tax (SDLT) on increasing portions of the property price above £125,000 when you buy residential property, eg a house or flat.

There are different rules if you’re buying your first home and the purchase price is £500,000 or less.

Use the SDLT calculator to work out how much tax you’ll pay.

Rates if you’re buying your first home

You can claim a discount (relief) so you don’t pay any tax up to £300,000 and 5% on the portion from £300,001 to £500,000.

You’re eligible if:

·you, and anyone else you’re buying with, are first-time buyers

·you complete your purchase on or after 22 November 2017

If the price is over £500,000, you follow the rules for people who’ve bought a home before.

Rates if you’ve bought a home before

Freehold sales and transfers

You can also use this table to work out the SDLT for the purchase price of a lease (the ‘lease premium’).

Property or lease premium or transfer value                                              SDLT rate

Up to £125,000                                                                                                Zero
The next £125,000 (the portion from £125,001 to £250,000)                       2%
The next £675,000 (the portion from £250,001 to £925,000)                       5%
The next £575,000 (the portion from £925,001 to £1.5 million)                    10%
The remaining amount (the portion above £1.5 million)                              12%


If you buy a house for £275,000, the SDLT you owe is calculated as follows:

  • 0% on the first £125,000 = £0
  • 2% on the next £125,000 = £2,500
  • 5% on the final £25,000 = £1,250
  • Total SDLT = £3,750

New leasehold sales and transfers

When you buy a new residential leasehold property you pay SDLT on the purchase price of the lease (the ‘lease premium’) using the rates above.
If the total rent over the life the lease (known as the ‘net present value’) is more than £125,000, you also pay SDLT of 1% on the portion over £125,000 - unless you buy an existing (‘assigned’) lease.

You can work out how much SDLT you’ll pay for your new residential lease using HMRC’s:

Higher rates for additional properties

You’ll usually have to pay 3% on top of the normal SDLT rates if buying a new residential property means you’ll own more than one.

Use the SDLT calculator to work out how much tax you’ll pay.  You may not have to pay the higher rates if you exchanged contracts before 26
November 2015. 

If you’re replacing your main residence

You won’t pay the extra 3% SDLT if the property you’re buying is replacing your main residence and that has already been sold.  If there’s a delay selling your main residence and it hasn’t been sold on the day you complete your new purchase:

  • you’ll have to pay higher rates because you own 2 properties
  • you may be able to get a refund if you sell your previous main home within 36 months
  • There are special rules if you own property with someone else or already own a property outside England, Wales and Northern Ireland.
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